Los Angeles County Property Tax: Search, Pay & Check Due Dates
Los Angeles County property tax uses four main county functions. The Assessor establishes assessed value and exemptions, the Auditor-Controller applies tax rates and direct assessments, the Treasurer and Tax Collector sends bills and collects payments, and the Assessment Appeals Board handles formal valuation disputes.
For most homeowners, the safest order is: find the property with the 10-digit AIN, open the current bill, identify the bill type and installment, check payment history and mortgage escrow, then pay or file only through the county office responsible for that task.
Current Assessor parcel pages are displaying a 2026 Current Roll while 2027 roll preparation is beginning on some records. Annual secured tax bills are normally mailed in October and no later than November 1, so assessed value can be reviewed before the fall bill arrives.
Quick Answer: Search First, Pay Last
If you need the bill, payment history, receipt or balance, use the Los Angeles County Property Tax Portal and Treasurer and Tax Collector.
If you need assessed value, property characteristics, an exemption or ownership-related assessment information, use the Assessor. A formal value appeal goes to the Assessment Appeals Board.
Do not start with a payment advertisement or an old PDF. Start with the live LA County record and match the AIN before money leaves your account.
2026 LA County Property Tax Status
The assessed-value roll and the tax-billing cycle do not update at the same moment. That distinction matters in late summer.
Current Assessor Portal parcel pages are already showing 2026 Current Roll values.
The Treasurer and Tax Collector normally mails Annual Secured Property Tax Bills in October and no later than November 1.
The Auditor-Controller Tax Rate Area tool should be checked again when the newest fiscal-year rates are posted.
- Open the LA County Assessor Portal.
- Search by AIN or property address.
- Review the current assessed value, exemption status and Tax Rate Area.
- If the value appears wrong, do not wait for the October tax bill before checking the 2026 appeal deadline.
The tax bill is not the first warning that an assessed value changed. Check the Assessor record during the appeal season.
Which Los Angeles County Office Handles Your Problem?
Handles assessed value, parcel data, change in ownership, property characteristics, Homeowners’ Exemption, Disabled Veterans’ Exemption, Proposition 19 and decline-in-value issues.
Adds direct assessments, applies the general 1% levy and voter-approved debt rates, manages Tax Rate Area information and handles some tax-accounting adjustments.
Handles secured and unsecured tax bills, payments, payment history, delinquency, duplicate-payment refunds, payment plans and tax-sale administration.
Handles formal appeals when the taxpayer disputes assessed value or another appealable assessment issue.
High assessed value → Assessor or Appeals Board. Wrong payment or missing receipt → Treasurer and Tax Collector. Strange direct charge → Auditor-Controller or the agency listed beside the charge.
How to Find Your Los Angeles County Property Tax Bill
The LA County Property Tax Portal is the best central starting point because it links bill viewing, payment, address search, payment history and department-specific help.
- Open the LA County Property Tax Portal.
- Choose View Property Tax Bill or the appropriate self-service option.
- Prepare the AIN when available.
- If the AIN is missing, use the official property address search.
- Match the property, fiscal year and bill type.
- Check payment history before paying.
Owner name is not the safest payment identifier because ownership can be recorded under trusts, entities or older names. Match the AIN.
AIN: The Number LA County Uses for Real Property
AIN means Assessor’s Identification Number. Los Angeles County describes it as a 10-digit number assigned to each piece of real property.
Annual secured bill, supplemental bill, Assessor Portal, prior assessment notice, escrow records and some closing documents.
The AIN connects the property to assessment records, tax bills, online payment and many appeal or inquiry tasks.
Do not confuse AIN with Year/Sequence. The AIN identifies the property. The Year/Sequence helps identify the tax year and bill type.
How to Pay Los Angeles County Property Tax
Payment should be the final step. Confirm the parcel, bill type, fiscal year, installment, live balance and escrow status before entering bank or card information.
LA County currently lists no cost for eCheck. The account must be ACH-enabled.
Current credit/debit card fee is 2.22% of the transaction, with a $1.49 minimum.
The Treasurer and Tax Collector currently lists a $2,500,000 eCheck transaction limit.
Online card transactions are currently capped at $99,999.99 including the fee.
Prepare AIN, Year and Sequence for telephone card payment.
Online payments can currently be made through 11:59 p.m. Pacific Time on the delinquency date.
- Open the official Treasurer and Tax Collector payment page.
- Enter the AIN and retrieve the correct bill.
- Confirm Year/Sequence, installment and live balance.
- Check posted payment history and mortgage escrow.
- Choose eCheck or card and review any fee.
- Submit payment.
- Keep the confirmation number for future reference.
Lowest-cost online route: eCheck currently has no taxpayer fee. Card payments add a third-party service fee that LA County says it does not receive or retain.
If an eCheck fails, ask the bank whether the account blocks ACH debits before repeatedly submitting the transaction.
Los Angeles County Property Tax Due Dates
Annual secured property taxes use two installments. The due date and delinquency date are not the same.
Becomes delinquent after December 10.
A 10% penalty generally applies if the first installment is late.
Becomes delinquent after April 10.
The second late installment generally receives a 10% penalty plus a $10 cost.
If the delinquency date falls on a Saturday or Sunday, county guidance extends it to the next business day.
Do not apply the annual December 10 or April 10 dates automatically to a supplemental bill.
- Open the secured property tax information page.
- Confirm Annual Secured versus another bill type.
- Check the installment shown on the bill.
- Read the delinquency date.
- If the date is close, review online and mailing cutoff rules.
- Save proof of timely payment.
Mail Payments: USPS Postmark Rules Matter
LA County warns that a check dated before the deadline is not enough. A mailed payment must be received timely or have a qualifying USPS postmark on or before the delinquency date.
Do not mail from an old payment stub if the bill has been adjusted, corrected or partially paid.
Use the correct installment stub and write the AIN plus Year/Sequence on the check as directed.
LA County warns that USPS does not postmark every type of mail in the same manner or necessarily on the day it is deposited.
Bank bill-pay services may send a paper check without the USPS postmark protection you expect.
LOS ANGELES COUNTY TAX COLLECTOR
P.O. BOX 54018
LOS ANGELES, CA 90054-0018
- Verify the address again on the current bill or Treasurer and Tax Collector page.
- Include the correct payment stub.
- Do not mail cash.
- Mail early.
- Keep check and postmark evidence.
- Recheck payment history after delivery.
If the delinquency date is close, an official electronic payment is easier to document than hoping a mailed envelope receives the expected postmark.
How to Read the LA County Property Tax Bill
The annual secured bill contains more than a balance. It also explains why two properties with similar market values can owe different amounts.
Confirms the parcel being billed.
Helps distinguish the tax year and bill type.
Comes from the Assessor’s assessment roll.
Shows qualifying exemptions deducted before net taxable value.
The county bill explanation describes the general tax levy as 1% of net taxable value.
Voter-approved taxes can be added beyond the general levy.
Service or district charges are not based on Assessor valuation.
The annual secured bill includes separate first- and second-installment payment stubs.
Can show delinquent-tax information or other account notices.
- Open the LA County annual secured bill explanation.
- Match AIN and Year/Sequence.
- Review current assessed value and exemptions.
- Separate the general 1% levy from voted debt and direct assessments.
- Use the correct payment stub.
- Return to the live payment screen before submitting money.
A high bill is not automatically an Assessor problem. First identify whether the increase comes from assessed value, voter debt, direct assessments, penalties or a separate supplemental bill.
Supplemental Property Tax After Buying or Building
California can reassess real property after a change in ownership or completed new construction. Los Angeles County may then issue a separate Supplemental Secured Property Tax Bill.
A change in ownership or completed construction from January 1 through May 31 can produce two supplemental assessments: one for the remaining portion of the current fiscal year and another for the following fiscal year.
New homeowners should track the annual bill and supplemental bills separately. Paying one does not prove the others are paid.
LA County Property Tax Rate, TRA & Direct Assessments
Los Angeles County does not use one final flat rate for every parcel. The bill begins with the general 1% levy but can also include voter-approved debt and direct assessments.
The Property Tax Portal explains the general tax levy as 1% multiplied by net taxable value.
Voter-approved debt service can add to the tax amount.
The Auditor-Controller groups taxable properties into TRAs. The TRA appears on secured and unsecured bills.
Sewer, water, fire and other district or benefit charges can appear separately from valuation-based tax.
- Find the TRA on the tax bill or Assessor record.
- Open the Auditor-Controller TRA lookup.
- Select the fiscal year available for the bill you are reviewing.
- Compare the general levy and voter-approved rates.
- Review direct-assessment lines separately.
- Contact the agency listed beside a direct assessment if the amount is disputed.
Do not estimate from home value alone. Net taxable value, assessment history, exemptions, voter debt and direct assessments can change the final bill.
Los Angeles County Property Tax Exemptions & Relief
For qualifying owners who occupy the property as their principal residence. LA County materials describe a $7,000 reduction in assessed value.
Qualifying disabled veterans and certain surviving spouses may receive a larger exemption under California rules. Check the current Assessor notice and filing requirements.
Useful when current market value may have fallen below assessed value. This is an assessment issue, not a payment-office adjustment.
Can affect certain base-year-value transfers and inherited principal residences. Eligibility depends on the transfer and claimant facts.
Property damaged or destroyed by a qualifying event may be eligible for reassessment relief through the Assessor.
Religious, welfare, institutional and other property uses follow separate exemption rules and forms.
- Confirm you own the property.
- Confirm it is your principal residence under the applicable rules.
- Open the Assessor’s Homeowners’ Exemption page.
- Check whether the exemption already appears on the current Assessor record or tax bill.
- File through the official Assessor process if needed.
- Save confirmation and check the later tax record.
An approved exemption reduces assessed or taxable value. It is not the same thing as a payment credit sitting in your tax account.
2026 Los Angeles County Assessment Appeals
LA County uses this regular filing window for real and personal property assessments. The Assessment Appeals Board currently charges a $46 non-refundable application fee. A hardship fee-waiver process is available.
Use for qualifying regular assessment appeals.
Measured from the mailing date printed on the notice/bill or its postmark date, whichever is later.
Uses the mailing/postmark rule stated by the Appeals Board.
Appeal period is tied to mailing of the proposed reassessment notice.
Current non-refundable filing fee; hardship waiver may be requested.
Independent appeal function separate from the Assessor’s appraisal role.
Do not let an informal conversation with the Assessor cause you to miss the formal November 30 deadline.
Mortgage Escrow, Duplicate Payments & Refunds
A mortgage servicer may collect money monthly for taxes, but money inside an escrow account is not the same thing as a payment posted to Los Angeles County.
Look for the correct first or second installment payment.
Compare scheduled and completed disbursements.
Ask the servicer whether each supplemental bill is included.
Do not pay personally while a lender payment is still pending without confirming status.
Save county receipt and mortgage-servicer tax history together.
LA County says excess or duplicate payments can result in a refund handled through the Treasurer and Tax Collector.
- Open the Property Tax Portal self-service tools.
- Locate the correct AIN and bill.
- Review payment history for the specific installment.
- Compare it with the mortgage statement.
- Gather both payment records before contacting the county about a duplicate payment.
Wildfire-Impacted Property Tax Relief in 2026
Los Angeles County continues to maintain special guidance for owners affected by the Eaton, Palisades and other qualifying wildfire impacts. This is separate from ordinary late-payment rules.
Current 2026 update: the Treasurer and Tax Collector announced an April 30, 2026 payment deadline for certain fire-impacted owners and directed taxpayers unable to pay because of wildfire impacts to submit a penalty-relief request beginning May 1.
Qualifying owners can submit a Penalty Cancellation Request. Requests are reviewed based on the facts and applicable California Revenue and Taxation Code provisions.
Property damage itself may also support a separate reassessment claim through the Assessor’s Misfortune and Calamity process.
LA County warns that automated delinquent/default notices may still be generated while wildfire-related relief requests are being resolved.
LA County states that qualifying taxpayers receiving approved relief may have extended time, potentially through June 30, 2030, for qualifying taxes without penalties.
- Open the current Wildfires and Other Emergencies page.
- Confirm that your tax year and property situation are covered by current guidance.
- Have the AIN ready.
- Review whether a Penalty Cancellation Request is appropriate.
- Separately review Misfortune and Calamity reassessment relief with the Assessor.
- Save the submission confirmation and county correspondence.
Do not rely on old wildfire deadline articles. Emergency orders and county relief instructions have changed more than once since the 2025 fires.
Late, Defaulted & Prior-Year LA County Property Tax
Late secured taxes become more expensive as the account progresses from an unpaid installment to tax-defaulted status.
Generally added after the December delinquency deadline.
Generally added after the April delinquency deadline.
Defaulted secured taxes can begin accruing redemption penalties.
LA County’s current secured-tax FAQ illustrates a 1.5% monthly redemption penalty on base tax after default.
Four-Pay and Five-Pay programs apply only to certain bill or default situations.
Tax-defaulted property can eventually enter power-to-sell procedures under California law.
Do not calculate a delinquent payoff from an old bill. Use the current Treasurer and Tax Collector balance because penalties, costs, adjustments and payments can change the amount.
- Identify the unpaid bill and year.
- Search the current balance.
- Determine whether it is current-year delinquent or tax-defaulted.
- Check official installment-plan eligibility.
- If a sale, bankruptcy, probate or contested ownership issue is involved, use current county information and qualified professional help.
LA County Unsecured Personal Property Tax
Unsecured property tax is different from the annual secured real-estate bill. It can apply to property such as business equipment, aircraft and boats.
The payment system uses unsecured-bill identifiers rather than a secured-property payment workflow alone.
Annual unsecured property tax is due when the bill is received.
Annual unsecured tax generally becomes delinquent after 5:00 p.m. Pacific Time on August 31.
Current-year unsecured online payments can be submitted until 11:59 p.m. Pacific Time on the delinquency date.
LA County currently lists eCheck as free for unsecured tax too.
The same current 2.22% card fee with $1.49 minimum applies to current unsecured online payments.
- Locate the Roll Year, Bill Number and PIN on the unsecured bill.
- Open the unsecured payment page.
- Confirm the bill is current rather than delinquent.
- Review balance and payment fee.
- Submit payment and retain the confirmation number.
Do not apply the November/February secured-real-estate schedule to a business, boat or aircraft bill.
Los Angeles County Property Tax Troubleshooting
Use property address search to find the AIN, then confirm the parcel in the Property Tax Portal.
Check county payment history and compare the exact installment with the servicer disbursement.
Check whether the bank account is ACH-enabled or has an ACH debit block.
Use Assessor review or Assessment Appeals, not the card-payment processor.
Review direct assessment and TRA information before assuming the Assessor raised the value.
Gather both payment records and use Treasurer and Tax Collector refund/inquiry routes.
Check whether it is a supplemental bill triggered by ownership change.
Contact the Assessor and verify eligibility and application status.
Check USPS postmark rules and consider the official online payment route before delinquency.
Match the problem to the correct office before calling. This is faster than sending every question to the Tax Collector.
Documents Worth Keeping
AIN, current bill, Year/Sequence, installment, current balance and escrow statement.
Confirmation number, receipt, bank record, canceled check or USPS evidence.
Closing statement, deed, annual bill, supplemental bill and mortgage escrow documents.
Residence/ownership proof, application copy and approval confirmation.
Assessment notice, comparable sales, photographs, supplemental notice and appeal filing proof.
Damage information, AIN, county request confirmation and Assessor/TTC correspondence.
Los Angeles County Property Tax Terms
- AIN
- Assessor’s Identification Number: the 10-digit number LA County uses to identify a real-property parcel.
- Annual Secured Bill
- The regular fiscal-year real-property tax bill mailed by the Treasurer and Tax Collector and split into two installments.
- Supplemental Assessment
- An additional reassessment commonly triggered by ownership change or completed new construction.
- Year / Sequence
- Bill information that helps distinguish the tax year and bill type.
- Tax Rate Area — TRA
- The geographic tax-rate grouping assigned by the Auditor-Controller and shown on tax records.
- Direct Assessment
- A charge added to the tax bill that is not calculated from the Assessor’s property valuation.
- Tax Default
- Status reached when secured property taxes remain unpaid after the current fiscal-year delinquency process.
- Unsecured Tax
- Tax on certain personal property that is not secured by real estate in the same way as the annual secured bill.
Official Los Angeles County Property Tax Resources
Los Angeles County Property Tax FAQs
How do I search Los Angeles County property taxes?
Start with the official LA County Property Tax Portal. Use the AIN when available. If you do not know it, use property address search, confirm the parcel, then open the current bill or payment history before paying.
When are Los Angeles County secured property taxes due?
The first installment is due November 1 and becomes delinquent after December 10. The second installment is due February 1 and becomes delinquent after April 10. Supplemental and unsecured bills have different schedules.
Is eCheck free for Los Angeles County property tax?
Yes. The Treasurer and Tax Collector currently states there is no cost for eCheck. Credit and debit card payments currently carry a 2.22% service fee with a minimum fee of $1.49 per transaction.
When can I file a Los Angeles County property assessment appeal in 2026?
The regular assessment appeal filing period is July 2 through November 30. Supplemental, adjusted and escape assessments generally use a 60-day filing period tied to the mailing or postmark date of the applicable notice or bill.
Does my mortgage escrow automatically pay a supplemental tax bill?
Do not assume it does. A supplemental bill is separate from the annual secured bill. Check the county payment history and ask the mortgage servicer whether that specific bill will be paid from escrow.
Bottom Line
For Los Angeles County property tax, use the AIN to identify the property, open the live county bill, confirm Year/Sequence and bill type, check both installment deadlines and payment history, review exemptions or direct assessments when the bill looks wrong, and complete the final payment or filing through the county office responsible for that task.
Find My Bill How to Pay Due Dates Exemptions Appeals Official LinksMaterially reviewed and updated using current Los Angeles County sources: August 27, 2026.