Los Angeles County Property Taxes: Rates and Bills by City

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In tax year 2026, the median homeowner in Los Angeles County paid $5,993 in California property taxes, representing a median effective rate of 1.29% of market value, compared with 1.21% statewide. Under Prop 13, homes are assessed based on their purchase price base year value, and annual assessment increases are capped at 2% per year.

In Los Angeles County, rates range from 1.10% in Hermosa Beach to 1.90% in Compton.

Median Los Angeles County effective property tax rate: 1.29%
Median Los Angeles County home value: $457,139
Median Los Angeles County property tax bill: $5,993

Last Updated October 26, 2026

Los Angeles County Property Tax Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

1.29%

Estimate Property Tax Bill

$5,897

$5,472

$774

Average Annual Tax Savings

How Property Taxes Work in Los Angeles County

Under Proposition 13, the base property tax rate across California is constitutionally capped at 1% of assessed value, plus voter-approved local bonds and special assessments. A home's assessed value is initially established at its purchase price (the base year value) and can only increase by up to 2% per year until the property undergoes a change in ownership or new construction occurs.

Because assessments reflect historic acquisition values rather than current market pricing, longtime homeowners in Los Angeles County often pay substantially less in property taxes than recent buyers of identical homes. If market conditions decline and your home's actual market value drops below its factored base year value as of January 1, Proposition 8 authorizes a temporary decline-in-value reduction to match current market conditions.

Property Tax Bills in Los Angeles County

Source: Ownwell

$875

$17,017

$33,158

Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.

Median Los Angeles County Effective Property Tax Rate

1.29%

Median Los Angeles County Home Value

$457,139

Median Los Angeles County Tax Bill

$5,993

What is the Median Effective Property Tax Rate?

Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.

Because Prop 13 locks assessed values to historic purchase prices rather than current fair market value, statutory millage rates do not paint an accurate picture; the effective rate is the only reliable way to evaluate the true property tax burden across Los Angeles County and California.

Property Tax Rates and Bills by City

Rank	City	Median Effective Tax Rate	Median Home Value	Median Tax Bill	25th % Bill	75th % Bill	90th % Bill
1	Hidden Hills	1.14%	$2,905,294	$33,158	$19,021	$54,207	$92,828
2	Rolling Hills	1.19%	$2,564,987	$30,475	$19,831	$46,289	$63,287
3	Beverly Hills	1.22%	$1,955,836	$23,868	$11,908	$45,695	$95,013
4	Pacific Palisades	1.22%	$1,672,742	$20,049	$9,733	$39,594	$67,180
5	Malibu	1.22%	$1,659,548	$19,365	$9,344	$41,198	$89,031
6	Palos Verdes Estates	1.20%	$1,572,690	$18,995	$11,180	$27,997	$41,777
7	San Marino	1.24%	$1,485,690	$18,727	$11,039	$28,407	$40,360
8	Bradbury	1.36%	$1,203,452	$16,445	$10,566	$33,758	$70,189
9	Manhattan Beach	1.17%	$1,381,989	$16,152	$7,939	$28,560	$43,393
10	Playa Vista	1.48%	$971,410	$14,500	$9,523	$20,059	$27,577
11	La Canada Flintridge	1.16%	$1,231,416	$14,393	$8,330	$22,428	$32,300
12	Palos Verdes Peninsula	1.18%	$1,174,978	$13,898	$8,381	$20,005	$28,982
13	Toluca Lake	1.23%	$1,064,715	$13,165	$7,582	$24,842	$41,864
14	Venice	1.22%	$1,062,708	$13,041	$5,522	$23,616	$34,607
15	Calabasas	1.21%	$1,062,802	$12,728	$7,349	$20,640	$31,709
16	Rolling Hills Estates	1.19%	$978,316	$11,656	$6,753	$17,736	$25,426
17	Marina Del Rey	1.22%	$953,754	$11,611	$7,762	$16,866	$25,717
18	Hermosa Beach	1.10%	$1,041,562	$11,457	$5,755	$19,628	$30,839
19	Santa Monica	1.23%	$928,266	$11,393	$6,286	$20,853	$36,405
20	Rancho Palos Verdes	1.21%	$912,434	$11,083	$6,377	$16,494	$22,223
21	La Habra Heights	1.24%	$866,862	$10,785	$7,367	$14,494	$19,237
22	Studio City	1.23%	$853,127	$10,495	$6,456	$18,552	$29,029
23	Sherwood Forest	1.27%	$822,311	$10,426	$7,026	$13,858	$17,850
24	Avalon	1.65%	$624,239	$10,347	$7,197	$14,115	$19,615
25	Chino Hills	1.25%	$841,547	$10,254	$8,024	$15,347	$17,263
26	Calabasas Hills	1.18%	$862,422	$10,212	$7,206	$10,965	$11,288
27	Topanga	1.25%	$811,858	$10,158	$5,380	$16,264	$24,540
28	Stevenson Ranch	1.52%	$646,502	$9,879	$7,447	$12,822	$15,553
29	Redondo Beach	1.19%	$788,102	$9,403	$5,771	$13,576	$18,651
30	Westlake Village	1.17%	$784,914	$9,226	$5,513	$14,219	$20,533
31	Porter Ranch	1.25%	$733,894	$9,183	$6,337	$12,333	$16,492
32	South Pasadena	1.29%	$708,486	$9,161	$5,340	$14,959	$21,611
33	Arcadia	1.18%	$766,875	$9,132	$5,872	$14,179	$22,950
34	West Hollywood	1.24%	$718,533	$8,982	$5,681	$14,877	$24,201
35	El Segundo	1.13%	$772,998	$8,768	$5,190	$13,761	$19,756
36	Encino	1.24%	$692,668	$8,607	$4,382	$16,830	$28,586
37	Sherman Oaks	1.23%	$695,550	$8,598	$5,104	$14,827	$22,922
38	Valencia	1.46%	$559,411	$8,277	$5,933	$10,987	$14,052
39	Santa Clarita	1.43%	$569,467	$8,252	$5,785	$10,932	$13,783
40	Sierra Madre	1.17%	$696,044	$8,125	$4,309	$12,463	$17,501
41	Playa Del Rey	1.22%	$634,436	$7,914	$4,997	$12,391	$21,997
42	Woodland Hills	1.25%	$628,073	$7,870	$4,899	$11,788	$16,403
43	Tarzana	1.25%	$613,007	$7,677	$4,323	$13,397	$21,282
44	Agua Dulce	1.18%	$646,488	$7,626	$5,229	$10,065	$12,711
45	Valley Village	1.24%	$617,621	$7,619	$4,672	$12,390	$17,807
46	Agoura Hills	1.18%	$645,048	$7,510	$4,787	$11,512	$16,865
47	View Park	1.34%	$555,984	$7,490	$3,899	$12,099	$16,603
48	La Habra	1.20%	$615,704	$7,365	$4,926	$10,200	$12,595
49	West Hills	1.27%	$580,345	$7,347	$4,502	$9,989	$12,580
50	Walnut	1.31%	$571,074	$7,306	$4,807	$10,484	$14,328
51	Culver City	1.32%	$539,143	$7,223	$4,318	$11,758	$17,940
52	La Crescenta	1.15%	$620,495	$7,181	$4,272	$10,337	$13,500
53	San Gabriel	1.38%	$528,624	$7,122	$4,458	$10,499	$13,709
54	Temple City	1.25%	$567,951	$7,117	$4,356	$10,169	$13,359
55	Castaic	1.39%	$513,070	$7,066	$5,010	$9,166	$11,519
56	Monrovia	1.39%	$514,852	$7,040	$4,150	$10,246	$13,539
57	Pasadena	1.17%	$592,466	$6,960	$3,874	$10,958	$16,988
58	Claremont	1.29%	$536,110	$6,938	$4,391	$9,812	$13,046
59	Lake Balboa	1.27%	$539,094	$6,862	$4,504	$10,885	$12,979
60	Montrose	1.16%	$591,891	$6,847	$4,293	$9,247	$11,678
61	Signal Hill	1.36%	$494,189	$6,720	$4,565	$9,491	$13,071
62	Granada Hills	1.27%	$524,281	$6,675	$4,218	$9,506	$12,167
63	Windsor Hills	1.25%	$527,445	$6,663	$3,718	$10,263	$14,200
64	Diamond Bar	1.30%	$506,076	$6,612	$4,472	$9,750	$13,096
65	Altadena	1.24%	$534,790	$6,610	$3,483	$10,594	$15,319
66	Rowland Heights	1.31%	$512,016	$6,548	$3,983	$9,205	$12,335
67	Northridge	1.27%	$520,013	$6,538	$4,096	$9,393	$12,377
68	Chatsworth	1.26%	$530,736	$6,512	$4,070	$9,635	$13,471
69	Lomita	1.29%	$517,035	$6,495	$3,989	$9,311	$11,610
70	Rancho Cascades	1.29%	$503,836	$6,474	$3,829	$8,894	$11,213
71	Acton	1.25%	$517,912	$6,412	$4,367	$8,635	$10,671
72	Torrance	1.19%	$536,582	$6,369	$3,821	$9,349	$11,939
73	Burbank	1.13%	$553,915	$6,327	$3,701	$9,482	$12,918
74	Glendale	1.12%	$561,376	$6,322	$3,809	$10,017	$14,221
75	Canyon Country	1.42%	$467,934	$6,273	$4,059	$9,087	$12,206
76	Sunland	1.26%	$501,987	$6,271	$3,679	$8,965	$11,936
77	Los Angeles	1.26%	$471,070	$6,124	$3,275	$10,870	$19,308
78	Monterey Park	1.37%	$443,747	$6,101	$3,683	$9,013	$11,723
79	Glendora	1.25%	$497,903	$6,047	$3,532	$8,558	$11,427
80	La Palma	1.24%	$484,086	$6,018	$2,579	$8,849	$10,807
81	Downey	1.30%	$460,544	$6,003	$4,007	$8,323	$10,721
82	San Pedro	1.25%	$477,543	$5,955	$3,701	$8,779	$11,569
83	Hawthorne	1.35%	$438,782	$5,932	$3,843	$8,883	$11,543
84	Leona Valley	1.27%	$445,265	$5,878	$3,846	$7,529	$9,437
85	Tujunga	1.25%	$465,417	$5,851	$3,511	$8,549	$10,892
86	Bell	1.67%	$355,745	$5,844	$3,764	$8,242	$11,058
87	Lawndale	1.37%	$423,568	$5,820	$3,934	$8,357	$10,704
88	La Mirada	1.32%	$441,718	$5,819	$3,760	$8,254	$10,138
89	Montebello	1.56%	$366,216	$5,779	$3,641	$8,265	$10,822
90	Lakewood	1.34%	$438,370	$5,758	$3,720	$8,130	$9,909
91	San Dimas	1.26%	$477,930	$5,709	$3,456	$8,211	$10,681
92	Cerritos	1.24%	$456,203	$5,679	$3,479	$8,778	$11,090
93	Hacienda Heights	1.29%	$443,436	$5,657	$3,601	$8,364	$10,624
94	Bell Gardens	1.65%	$340,760	$5,640	$3,939	$8,044	$10,667
95	Alhambra	1.28%	$441,014	$5,634	$3,654	$8,221	$10,650
96	Van Nuys	1.26%	$445,517	$5,588	$3,444	$8,488	$11,141
97	Long Beach	1.33%	$420,628	$5,569	$3,438	$8,735	$12,066
98	North Hollywood	1.25%	$442,316	$5,559	$3,418	$8,616	$11,646
99	Rosemead	1.32%	$412,739	$5,460	$3,350	$8,004	$10,600
100	Newhall	1.42%	$397,783	$5,451	$3,539	$8,246	$10,971
101	Harbor City	1.29%	$442,060	$5,346	$2,947	$7,786	$9,794
102	Winnetka	1.27%	$418,873	$5,328	$3,493	$7,698	$9,605
103	West Covina	1.31%	$406,824	$5,321	$3,556	$7,603	$9,779
104	North Hills	1.27%	$416,613	$5,317	$3,475	$7,763	$10,053
105	La Verne	1.23%	$469,424	$5,237	$3,045	$8,349	$10,993
106	Duarte	1.45%	$360,077	$5,205	$3,431	$7,695	$9,792
107	El Monte	1.46%	$362,471	$5,181	$3,293	$7,559	$9,801
108	Whittier	1.28%	$404,976	$5,180	$3,412	$7,408	$9,437
109	Cudahy	1.50%	$336,592	$5,154	$3,688	$7,475	$10,913
110	Bellflower	1.29%	$406,688	$5,104	$3,461	$7,076	$9,034
111	Santa Fe Springs	1.38%	$372,005	$5,101	$3,342	$7,040	$8,453
112	Covina	1.29%	$401,871	$5,060	$3,304	$7,243	$9,093
113	Reseda	1.27%	$386,856	$4,939	$3,224	$7,159	$9,275
114	Huntington Park	1.62%	$301,087	$4,930	$3,591	$7,055	$9,182
115	Artesia	1.29%	$386,749	$4,861	$2,847	$7,322	$9,605
116	Gardena	1.31%	$369,634	$4,780	$2,845	$7,450	$9,564
117	Palmdale	1.66%	$288,670	$4,756	$3,312	$6,546	$8,200
118	Sylmar	1.28%	$387,904	$4,730	$2,902	$6,948	$9,041
119	Carson	1.43%	$340,328	$4,726	$2,854	$7,068	$9,107
120	Inglewood	1.40%	$319,224	$4,684	$3,116	$7,187	$10,142
121	Compton	1.90%	$260,633	$4,682	$2,952	$7,090	$9,378
122	Sun Valley	1.28%	$359,774	$4,678	$2,910	$7,469	$10,021
123	Azusa	1.33%	$363,472	$4,654	$2,947	$7,046	$10,220
124	Pico Rivera	1.51%	$307,373	$4,644	$3,071	$6,695	$8,440
125	Mission Hills	1.28%	$375,913	$4,633	$2,977	$7,066	$9,137
126	Maywood	1.52%	$295,762	$4,622	$3,261	$6,636	$9,004
127	Lynwood	1.54%	$295,160	$4,611	$3,400	$6,594	$8,559
128	Canoga Park	1.27%	$381,731	$4,548	$2,690	$7,155	$9,838
129	Norwalk	1.36%	$335,803	$4,536	$3,161	$6,470	$8,017
130	Lancaster	1.67%	$275,553	$4,512	$3,138	$6,171	$7,707
131	Lake View Terrace	1.30%	$340,186	$4,465	$3,140	$7,001	$8,322
132	South El Monte	1.33%	$335,978	$4,454	$2,645	$6,705	$8,837
133	South Gate	1.39%	$321,584	$4,452	$3,324	$6,189	$7,857
134	Arleta	1.29%	$331,525	$4,341	$3,065	$6,414	$8,297
135	Wrightwood	1.12%	$384,915	$4,301	$2,469	$4,998	$5,959
136	Panorama City	1.28%	$333,378	$4,289	$2,925	$6,178	$8,159
137	San Fernando	1.41%	$306,763	$4,284	$2,750	$6,628	$8,605
138	La Puente	1.37%	$307,148	$4,125	$2,841	$6,142	$7,815
139	Pomona	1.34%	$308,241	$4,093	$2,709	$6,078	$7,971
140	Baldwin Park	1.36%	$301,688	$4,078	$2,825	$5,909	$7,643
141	Vernon	1.29%	$300,213	$4,068	$2,225	$4,550	$4,996
142	Wilmington	1.30%	$304,880	$3,979	$2,643	$5,866	$7,714
143	Paramount	1.39%	$301,778	$3,936	$2,446	$5,772	$7,879
144	Commerce	1.32%	$293,308	$3,886	$2,500	$5,884	$7,579
145	Pacoima	1.30%	$297,574	$3,875	$2,429	$6,031	$7,762
146	Cypress	1.26%	$483,071	$3,666	$1,198	$6,870	$10,260
147	Lebec	1.24%	$250,726	$3,639	$2,102	$4,984	$6,501
148	Hawaiian Gardens	1.34%	$271,032	$3,544	$2,324	$5,180	$6,878
149	Mt Baldy	1.21%	$281,170	$3,492	$2,190	$6,149	$7,548
150	Lake Hughes	1.26%	$248,072	$3,286	$2,303	$4,426	$5,342
151	Green Valley	1.20%	$253,300	$3,026	$1,985	$4,061	$5,022
152	Littlerock	1.23%	$221,871	$2,760	$1,895	$4,106	$5,323
153	Pearblossom	1.23%	$222,741	$2,742	$1,732	$3,928	$4,812
154	Valyermo	1.21%	$215,364	$2,530	$1,157	$3,961	$5,850
155	City Of Industry	1.54%	$84,618	$2,523	$1,077	$4,919	$6,296
156	Llano	1.22%	$205,676	$2,392	$1,039	$3,787	$5,013
157	Irwindale	1.48%	$149,808	$2,360	$1,742	$4,106	$5,486
158	Rancho Dominguez	1.54%	$209,772	$875	$222	$3,150	$5,631
—	90746	N/A	N/A	N/A	N/A	N/A	N/A
—	Arroyo Grande	N/A	N/A	N/A	N/A	N/A	N/A
—	Box Canyon	N/A	N/A	N/A	N/A	N/A	N/A
—	Buena Park	N/A	N/A	N/A	N/A	N/A	N/A
—	Carlsbad	N/A	N/A	N/A	N/A	N/A	N/A
—	Chino	N/A	N/A	N/A	N/A	N/A	N/A
—	East Rancho Dominguez	N/A	N/A	N/A	N/A	N/A	N/A
—	Escondido	N/A	N/A	N/A	N/A	N/A	N/A
—	Florence	N/A	N/A	N/A	N/A	N/A	N/A
—	Huntington Beach	N/A	N/A	N/A	N/A	N/A	N/A
—	Keene	N/A	N/A	N/A	N/A	N/A	N/A
—	La Quinta	N/A	N/A	N/A	N/A	N/A	N/A
—	Mentone	N/A	N/A	N/A	N/A	N/A	N/A
—	Ramona	N/A	N/A	N/A	N/A	N/A	N/A
—	Rancho Cucamonga	N/A	N/A	N/A	N/A	N/A	N/A
—	Randsburg	N/A	N/A	N/A	N/A	N/A	N/A
—	Ridgecrest	N/A	N/A	N/A	N/A	N/A	N/A
—	Rosamond	N/A	N/A	N/A	N/A	N/A	N/A
—	San Joaquin	N/A	N/A	N/A	N/A	N/A	N/A
—	San Jose	N/A	N/A	N/A	N/A	N/A	N/A
—	Seal Beach	N/A	N/A	N/A	N/A	N/A	N/A
—	Seattle	N/A	N/A	N/A	N/A	N/A	N/A
—	Simi Valley	N/A	N/A	N/A	N/A	N/A	N/A
—	Thousand Oaks	N/A	N/A	N/A	N/A	N/A	N/A
—	Topanganyon	N/A	N/A	N/A	N/A	N/A	N/A
—	Tracy	N/A	N/A	N/A	N/A	N/A	N/A
—	Upland	N/A	N/A	N/A	N/A	N/A	N/A

Source: Ownwell

How to Appeal Your Property Taxes in Los Angeles County

In California, you can file an appeal of your assessment if your home's fair market value as of the January 1 lien date is lower than its assessed value on the roll, or if the county incorrectly assessed your base year value. Formal appeals are filed with the Clerk of the Board and adjudicated by the Assessment Appeals Board (AAB).

Request an informal review
Many county assessors accept decline-in-value review requests in the spring and early summer. An appraiser can review recent neighborhood sales and may grant a temporary Proposition 8 reduction without requiring a formal hearing.
File an Assessment Appeal Application
If an informal review is unavailable or does not produce a fair valuation, submit Form BOE-305-AH to the Los Angeles County Clerk of the Board. The annual regular filing window opens July 2 and closes November 30.
Assemble market evidence
Collect recent sales of comparable properties that sold on or before the January 1 lien date (California law generally excludes comparable sales occurring more than 90 days after January 1). Appraisals and photo documentation of deferred maintenance or damage provide strong supporting evidence.
Attend the board hearing
Present your case before the Assessment Appeals Board (AAB) or an assessment hearing officer. The board evaluates evidence submitted by you and the assessor and determines the final taxable value.
Further appeal
An appeals board decision is legally final at the county level. If you disagree with the decision, you must first file a formal claim for refund with the Los Angeles County Board of Supervisors and subsequently pursue an action in California Superior Court within six months of rejection.

Save on Your Property Taxes and More With Ownwell

$774

Average Annual Tax Savings

California Property Tax Exemptions

California provides relief to primary homeowners through state-administered exemption and tax-base transfer rules:

Homeowners' Exemption: The California homestead exemption deducts $7,000 from the assessed value of an owner-occupied principal residence, saving most homeowners approximately $70 annually on their property tax bill. File with the county assessor by February 15 for full relief.
Disabled Veterans' Exemption: Provides a substantial exemption (with basic and low-income tiers adjusted annually for inflation) on the principal residence of 100% disabled veterans or their unmarried surviving spouses.
Proposition 19 Base Year Transfers: Homeowners age 55 and older, severely disabled individuals, and victims of wildfires or natural disasters can transfer their Prop 13 base year value to a replacement residence anywhere within California up to three times.
Proposition 19 Intergenerational Transfers: Limits parent-to-child and grandparent-to-grandchild property tax exclusions exclusively to family homes used by the child as a principal residence, subject to a value cap.

Key Dates

Date	What Happens
January 1	Lien date; property assessed for the upcoming tax year
February 15	Homeowners' Exemption application deadline for full benefit
July 2	Regular assessment appeal filing window opens statewide
November 30	Regular assessment appeal filing deadline in Los Angeles County
November 1	First installment of secured property taxes due (delinquent after December 10)
February 1	Second installment of secured property taxes due (delinquent after April 10)

Frequently Asked Property Tax Questions in Los Angeles County

What is the average property tax rate in Los Angeles County?

The median effective property tax rate in Los Angeles County is 1.29% of a home's market value. On the median Los Angeles County home value of $457,139, that's about $5,897 per year. Rates range from 1.10% in Hermosa Beach to 1.90% in Compton.

Which city in Los Angeles County has the highest and lowest property taxes?

Compton has the highest median effective property tax rate in the county at 1.90%, while Hermosa Beach has the lowest effective rate at 1.10%.

How does Prop 13 affect property taxes in Los Angeles County?

Proposition 13 limits the basic property tax rate to 1% of assessed value (plus local voter-approved bonds) and caps annual increases in assessed value to 2% per year. Your assessed value resets to fair market value only when a property change in ownership or new construction occurs.

When is the property tax appeal deadline in Los Angeles County?

The deadline to file an Assessment Appeal Application with the Los Angeles County Clerk of the Board is November 30 (the statewide window opens annually on July 2).

What is a Proposition 8 decline-in-value review?

If local market conditions decline and your home's actual market value as of January 1 is lower than its Prop 13 factored base year value, Proposition 8 allows the assessor to temporarily reduce your taxable assessed value to reflect current market value.

Who hears property tax appeals in Los Angeles County?

In Los Angeles County, formal assessment appeals are heard by the Assessment Appeals Board (AAB), an independent administrative body that resolves valuation disputes between taxpayers and the county assessor.

When are property taxes due in California?

California property taxes are paid in two equal installments. The first installment is due November 1 (delinquent after December 10), and the second installment is due February 1 (delinquent after April 10).

Is it worth appealing property taxes in Los Angeles County?

Yes. If market prices in your neighborhood have fallen or comparable home sales show that your January 1 market value was lower than your assessment, filing an appeal can secure a temporary reduction and lower your property tax bill.