Skip to content
Free check
Free check

Independent. Not affiliated with any government agency.

California · County guide

Los Angeles County property tax appeal

A Los Angeles County property tax appeal for 2026 goes to the Los Angeles County Assessment Appeals Board. Regular applications are due by November 30, 2026, and each costs a $46 non-refundable fee unless you get a hardship waiver. You can file online or on paper.

This season

Next deadline
Nov 30, 2026
Open now
Los Angeles County Assessment Appeals Board

Opens Jul 2, 2026Closes Nov 30, 2026

Source: Letter To Assessors No. 2026/023: County Assessment Appeals Filing Period for 2026 (BOE, June 2, 2026)Last checked

Check a Los Angeles County home for free

Enter the address or parcel number from your notice. We compare the assessment with similar homes and show the numbers, whatever they are. You decide and file yourself.

Excellent5.0 out of 5 · Based on reviewsRead reviews →

Reduced my assessment by $112,000!

I couldn’t believe the difference. My property assessment was reduced by $112,000. I’m extremely happy with the outcome!

Spencer CaldwellHomeowner

A $106,300 reduction

We had no idea there was this much room between our original assessment and the final number. Very happy with the outcome.

Megan HollisHomeowner
Filing fee
$46 per application, non-refundable (hardship waiver available)
How to file
Online, or on paper at the Kenneth Hahn Hall of Administration
Office address
500 West Temple Street, Room B4 / Room 383, Los Angeles, CA 90012 · (213) 974-1471
Our coverage
Free check available
  • Independent guide — not affiliated with Los Angeles County or any government agency.
Last updated
October 1, 2026
Sources last checked
October 1, 2026
Status
Verified guide

How we verify facts

When and where do I file a Los Angeles County property tax appeal?

Who hears a Los Angeles County appeal?

One stage. We are not affiliated with this office.

Who hears it: Los Angeles County Assessment Appeals Board

Filing: appeal

Open now

Where is the Los Angeles County office?

Los Angeles County Assessment Appeals Board[1]

Address
500 West Temple Street, Room B4 / Room 383, Los Angeles, CA 90012

We are not affiliated with this office. Hours can change, so call before you visit.

Which Los Angeles County filing windows are coming up?

Los Angeles County filing windows
ClosesAreaWho hears itStatus
Nov 30, 2026CountywideLos Angeles County Assessment Appeals Board · Official source · Last checked Sep 29, 2026Open now

When were past Los Angeles County deadlines?

Past Los Angeles County filing windows
Tax yearWindowOffice
2025Closed December 1, 2025Los Angeles County Assessment Appeals Board
2024Closed December 2, 2024Los Angeles County Assessment Appeals Board
2023Closed November 30, 2023Los Angeles County Assessment Appeals Board

How do I file a Los Angeles County appeal?

Filing period
July 2 to November 30 each year
Filing fee
$46 per application, non-refundable; you can ask for a hardship fee waiver
How to file
Online; paper forms are also available at the Kenneth Hahn Hall of Administration

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

The soonest deadline we list: Los Angeles County, Los Angeles County Assessment Appeals Board — Closes November 30, 2026.

When a filing counts as on timeLos Angeles County Assessment Appeals Board
If Los Angeles County's final filing date falls on a weekend or legal holiday, an application mailed and postmarked the next business day is timely.[1]
Deadline detailLos Angeles County Assessment Appeals Board · Filing period
Los Angeles County's regular appeal filing period is July 2 to November 30 each year.[1]
Deadline detailLos Angeles County Assessment Appeals Board · Invalid filing
In Los Angeles County an invalid application is not processed; the applicant gets a Notification of Invalid Filing and must request a Validity Hearing in time or waives it.[1]

Who decides a property tax appeal in Los Angeles County?

The Los Angeles County Assessment Appeals Board's decision is final and not reheard; the owner or the Los Angeles County Assessor may seek review in superior court. Los Angeles County Assessment Appeals Board: In Los Angeles County the Board of Supervisors' Assessment Appeals Boards sit as the county Board of Equalization; you file an Assessment Appeal Application, online or on paper.

Appeal stepsLos Angeles County Assessment Appeals Board
The Los Angeles County Assessment Appeals Board's decision is final and not reheard; the owner or the Los Angeles County Assessor may seek review in superior court.[2]
What the appeal is calledLos Angeles County Assessment Appeals Board
In Los Angeles County the Board of Supervisors' Assessment Appeals Boards sit as the county Board of Equalization; you file an Assessment Appeal Application, online or on paper.[1]

How do I file a property tax appeal in Los Angeles County?

Los Angeles County Assessment Appeals Board: In Los Angeles County you can file the appeal application online; paper forms are also available at the Kenneth Hahn Hall of Administration. Los Angeles County Assessment Appeals Board · Online: Los Angeles County's Assessment Appeals Board site lets owners file appeals online, check case status, submit hearing evidence and request withdrawals or postponements online.

How to fileLos Angeles County Assessment Appeals Board
In Los Angeles County you can file the appeal application online; paper forms are also available at the Kenneth Hahn Hall of Administration.[1]
How to fileLos Angeles County Assessment Appeals Board · Online
Los Angeles County's Assessment Appeals Board site lets owners file appeals online, check case status, submit hearing evidence and request withdrawals or postponements online.[3]
FormsLos Angeles County Assessment Appeals Board
Los Angeles County takes the Assessment Appeal Application online (log in with information from the tax bill) or as the fillable AAB-100 form.[1]
Filing feeLos Angeles County Assessment Appeals Board
Los Angeles County charges a $46 non-refundable filing fee per appeal application; you can ask for a hardship fee waiver.[1]
Filing feeLos Angeles County Assessment Appeals Board · Findings of fact
Written findings of fact from the Los Angeles County appeals board cost at least $492 per parcel and issue.[1]
Who may fileLos Angeles County Assessment Appeals Board
On the Los Angeles County application, an agent must be authorized in writing unless the agent is a California attorney or the owner's spouse, child, parent or registered domestic partner.[2]
Informal reviewLos Angeles County Assessment Appeals Board
In Los Angeles County you can file a Decline-in-Value Review application (RP-87) with the Assessor between July 2 and November 30.[4]
HearingsLos Angeles County Assessment Appeals Board
Los Angeles County appeals are heard by Assessment Appeals Boards or individual Assessment Hearing Officers acting in a quasi-judicial role.[1]
HearingsLos Angeles County Assessment Appeals Board · Location
Los Angeles County appeals hearings run Monday-Friday from 8:30 a.m., virtually or in person in Room B-4 of the Kenneth Hahn Hall of Administration, 500 W. Temple Street; Hearing Officer hearings are virtual.[5]

Upcoming appeal deadlines in every county we track

What evidence counts in Los Angeles County, and can the value go up?

Can the Los Angeles County appeals board raise my value?

Yes. Based on the evidence, the Los Angeles County Assessment Appeals Board, like every California appeals board, can raise, lower or keep an assessment.

What evidence can I use in Los Angeles County?

Los Angeles County Assessment Appeals Board: Los Angeles County's instructions ask for comparable sales, cost and income data, where relevant, to support the owner's opinion of value. Los Angeles County Assessment Appeals Board · Exchange: Before a Los Angeles County hearing, the owner may ask for an exchange of information with the Assessor; above $100,000 of assessed value the Assessor may start one.

Evidence acceptedLos Angeles County Assessment Appeals Board
Los Angeles County's instructions ask for comparable sales, cost and income data, where relevant, to support the owner's opinion of value.[2]
Evidence ruleLos Angeles County Assessment Appeals Board · Exchange
Before a Los Angeles County hearing, the owner may ask for an exchange of information with the Assessor; above $100,000 of assessed value the Assessor may start one.[2]

Can my assessment go up if I appeal in Los Angeles County?

Los Angeles County Assessment Appeals Board: Los Angeles County's appeal instructions say the Los Angeles County Assessment Appeals Board can raise, lower or keep the assessment, depending on the hearing evidence.

Can the value go up?Los Angeles County Assessment Appeals Board
Los Angeles County's appeal instructions say the Los Angeles County Assessment Appeals Board can raise, lower or keep the assessment, depending on the hearing evidence.[2]

Which exemptions can lower my bill without an appeal?

A Los Angeles County owner who lives in the home as a principal residence on January 1 can get the $7,000 Homeowners' Exemption, worth about $70 a year in tax.

Homeowner exemption
A Los Angeles County owner who lives in the home as a principal residence on January 1 can get the $7,000 Homeowners' Exemption, worth about $70 a year in tax.[6]

What do Los Angeles County property taxes and assessments look like?

Figures from public records and the Census, each with its source. They describe the county's homes as a group, not the value of any one home.

How much could a lower assessment save on Los Angeles County property taxes?

Tax rate used: 1.181% of assessed value (county average, fiscal 2024-25).

How much could a lower assessment save on Los Angeles County property taxes?
ExampleTax saved
$10,000 less assessed value$118 a year
10% less on a home assessed at $265,111 (the county's 25th percentile)$313 a year
10% less on a home assessed at $482,663 (the county's median)$570 a year
10% less on a home assessed at $793,136 (the county's 75th percentile)$937 a year

These are examples: the tax rate times a lower assessed value. Exemptions, credits, caps and phase-ins can make the real change smaller. This is not a prediction for any home. Rate source: BOE Annual Report 2024-25, Table 14: average tax rate by county (Property Tax Allocations, BOE Open Data Portal).

What do homeowners in Los Angeles County pay in property tax?

The median owner-occupied home in Los Angeles County was worth $834,200, and the median property tax its owners paid was $5,675 a year, according to the Census Bureau's American Community Survey.

Median home value
$834,200
Margin of error ±$2,194.
Median property tax paid per year
$5,675
Margin of error ±$32.
Median tax as a share of median value
0.68%
A ratio of two medians, not a tax rate. Your own bill depends on your assessment and local levies.
Owner-occupied homes
1,567,983
Margin of error ±9,447.

These are survey estimates of what owners reported about their own homes. They are not assessed values, not tax rates, and not an opinion of what any home is worth.

They cannot tell you whether your own assessment is fair. That takes a comparison with similar homes, which we offer only in counties we have researched.

From the county's assessment and appeal records

Homes in the county's assessment records
2,087,720
Median assessed value
$482,663
Middle half of assessed values
$265,111 to $793,136

Source: The county's open assessment data, aggregated by us (tax year 2026 final values). Our calculation from public records; not an opinion of any home's value.

How Los Angeles County home assessments are spread

Assessed values of 2,087,720 homes in the property classes our free check covers (SFR, CND, R24), tax year 2026 final values. Half are between $265,111 and $793,136; the median is $482,663. The last bar holds everything above it.Source: Assessment records from the county's open data (tax year 2026 final values), retrieved Sep 26, 2026; our calculation.

Median home value: Los Angeles County compared

  1. Los Angeles County$834,200
  2. Typical California county$481,100
  3. Typical US county$185,300

Los Angeles County $834,200; Typical California county $481,100; Typical US county $185,300

Census survey medians for owner-occupied homes. "Typical" is the middle county of the 58 in California and of all US counties.Source: U.S. Census Bureau, American Community Survey 5-year estimates, table B25077.

Median property tax paid: Los Angeles County compared

  1. Los Angeles County$5,675
  2. Typical California county$3,294
  3. Typical US county$1,619

Los Angeles County $5,675 a year; Typical California county $3,294 a year; Typical US county $1,619 a year

Census survey medians for owner-occupied homes. "Typical" is the middle county of the 58 in California and of all US counties.Source: U.S. Census Bureau, American Community Survey 5-year estimates, table B25103.

Median home assessment by map book

  1. Map book 4362$8,737,653
  2. Map book 4406$6,781,542
  3. Map book 4350$5,955,138
  4. Map book 4348$5,774,000
  5. Map book 4344$5,075,798
  6. Map book 4358$4,932,846
  7. Map book 4345$4,832,683
  8. Map book 4425$4,712,827
  9. Map book 3083$10,100
  10. Map book 3257$9,996
  11. Map book 3077$7,504
  12. Map book 3326$6,600
  13. Map book 3062$5,186
  14. Map book 3218$5,100
  15. Map book 4442$4,867
  16. Map book 3272$2,248

The 8 highest and 8 lowest of 3040.

Median assessed value by map book: highest Map book 4362 ($8,737,653), lowest Map book 3272 ($2,248).

Median assessed value of homes in the property classes our free check covers (SFR, CND, R24) for each map book with at least 50 such homes, tax year 2026 final values.Source: Assessment records from the county's open data (tax year 2026 final values), retrieved Sep 26, 2026; our calculation.

How much home assessments changed, by map book

  1. Map book 2004+2.0%
  2. Map book 2005+2.0%
  3. Map book 2006+2.0%
  4. Map book 2007+2.0%
  5. Map book 2010+2.0%
  6. Map book 2012+2.0%
  7. Map book 2013+2.0%
  8. Map book 2014+2.0%
  9. Map book 8760+2.0%
  10. Map book 8761+2.0%
  11. Map book 8762+2.0%
  12. Map book 8763+2.0%
  13. Map book 8764+2.0%
  14. Map book 8765+2.0%
  15. Map book 50250.0%
  16. Map book 51450.0%

The 8 highest and 8 lowest of 2985.

Median change in assessed value from tax year 2025 final values to tax year 2026 final values: Map book 2004 +2.0%, Map book 2005 +2.0%, Map book 2006 +2.0%, Map book 2007 +2.0%, Map book 2010 +2.0%, Map book 2012 +2.0% and more.

Median change per home from tax year 2025 final values to tax year 2026 final values, for homes with a value at both stages. 2985 map books have the newer values so far.Source: Assessment records from the county's open data (tax year 2026 final values), retrieved Sep 26, 2026; our calculation.

Los Angeles County filing windows on a calendar

  1. Los Angeles County Assessment Appeals BoardNov 30, 2026 · Open now

The dashed line marks today.

Los Angeles County Assessment Appeals Board: Nov 30, 2026

Each bar is a filing window from its opening day to its last day. Forecasts show the expected closing range and are not official dates.Source: the official calendars and rules cited in the sources list below.

How often is property reassessed in Los Angeles County?

Los Angeles County's appeal application instructions explain that the base year is the year the property changed ownership or new construction was completed. On the Los Angeles County application, a regular (decline-in-value) appeal concerns the value as of January 1 of the current year.

Reassessment cycle
Los Angeles County's appeal application instructions explain that the base year is the year the property changed ownership or new construction was completed.[2]
Valuation date
On the Los Angeles County application, a regular (decline-in-value) appeal concerns the value as of January 1 of the current year.[2]
Level of assessmentDecline in value
Under Prop 8, when a Los Angeles County property's January 1 market value falls below its inflation-adjusted tax base, the lower market value is assessed for that year.[6]

Homes in Los Angeles County

From the Census Bureau's American Community Survey: how old the homes are, what kind they are, what owners say they are worth and the property taxes they pay. These figures describe all homes together, not any one home.

Median year built
1965
All housing units, owned and rented
Single-family houses, detached or attached
54%
of 3,650,466 housing units
Owned homes with a mortgage or similar loan
68%
of 1,567,983 owner-occupied homes

Home values reported by owners

  1. Less than $50,0002%
  2. $50,000 to $99,9992%
  3. $100,000 to $199,9992%
  4. $200,000 to $299,9991%
  5. $300,000 to $399,9993%
  6. $400,000 to $499,9996%
  7. $500,000 to $749,99926%
  8. $750,000 to $999,99926%
  9. $1,000,000 to $1,999,99924%
  10. $2,000,000 or more9%

Home values reported by owners in Los Angeles County: Less than $50,000 2%; $50,000 to $99,999 2%; $100,000 to $199,999 2%; $200,000 to $299,999 1%; $300,000 to $399,999 3%; $400,000 to $499,999 6%; $500,000 to $749,999 26%; $750,000 to $999,999 26%; $1,000,000 to $1,999,999 24%; $2,000,000 or more 9%.

Share of owner-occupied homes in each value range. Owners give this value in the survey; it is not the assessed value.Source: U.S. Census Bureau, American Community Survey, 2020–2024 5-year estimates, table B25075.

Property taxes owners pay a year

  1. No real estate taxes3%
  2. Less than $8003%
  3. $800 to $1,4995%
  4. $1,500 to $1,9994%
  5. $2,000 to $2,9999%
  6. $3,000 or more76%

Property taxes owners pay a year in Los Angeles County: No real estate taxes 3%; Less than $800 3%; $800 to $1,499 5%; $1,500 to $1,999 4%; $2,000 to $2,999 9%; $3,000 or more 76%.

Share of owner-occupied homes by the real estate taxes paid in a year, with or without a mortgage.Source: U.S. Census Bureau, American Community Survey, 2020–2024 5-year estimates, table B25102.

Source: U.S. Census Bureau, American Community Survey (2020–2024 5-year estimates, tables B25075, B25102, B25035, B25024 and B25081), retrieved Oct 1, 2026. Survey estimates have a margin of error.

More questions about Los Angeles County property tax appeals

When is the Los Angeles County property tax appeal deadline?

The Los Angeles County Assessment Appeals Board window closes November 30, 2026.[7][8]

Is there a fee to file a property tax appeal in Los Angeles County?

Los Angeles County charges a $46 non-refundable filing fee per appeal application; you can ask for a hardship fee waiver.[1]

Where do I file an assessment appeal in Los Angeles County?

In Los Angeles County you can file the appeal application online; paper forms are also available at the Kenneth Hahn Hall of Administration.[1]

Can my assessed value go up if I appeal in Los Angeles County?

Los Angeles County's appeal instructions say the Los Angeles County Assessment Appeals Board can raise, lower or keep the assessment, depending on the hearing evidence.[2]

What other rules apply in Los Angeles County?

Los Angeles County Assessment Appeals Board: Filing a Los Angeles County appeal does not postpone the tax bill: taxes are still due by the dates on the bill.

Paying the tax while you appealLos Angeles County Assessment Appeals Board
Filing a Los Angeles County appeal does not postpone the tax bill: taxes are still due by the dates on the bill.[2]

Property tax guides for Los Angeles County homeowners

Counties next to Los Angeles County

California property tax appeals: all counties

Check a Los Angeles County home free

Check my property

You decide and file yourself.

Where do these facts come from?

  1. [1]Assessment Appeals Information - Los Angeles County Board of Supervisors (Executive Office)Official guide or FAQ · last checked Sep 29, 2026
  2. [2]Assessment Appeal Application (AAB-100) with instructions (Los Angeles County, PDF)Official notice, form, calendar or rules · last checked Sep 30, 2026
  3. [3]Assessment Appeals (Los Angeles County Board of Supervisors)Official guide or FAQ · last checked Oct 1, 2026
  4. [4]Assessor - Decline in Value (Los Angeles County Office of the Assessor)Official guide or FAQ · last checked Sep 27, 2026
  5. [5]Appeals Hearing Locations (Los Angeles County Board of Supervisors)Official guide or FAQ · last checked Oct 1, 2026
  6. [6]Los Angeles County - Property Tax Portal (General FAQ)Official guide or FAQ · last checked Sep 30, 2026
  7. [7]Letter To Assessors No. 2026/023: County Assessment Appeals Filing Period for 2026 (BOE, June 2, 2026)Official notice, form, calendar or rules · last checked Sep 25, 2026
  8. [8]Publication 30: Residential Property Assessment Appeals (California State Board of Equalization, February 2020)Official guide or FAQ · last checked Sep 25, 2026
  9. [9]Letter To Assessors No. 2025/020: County Assessment Appeals Filing Period for 2025 (BOE, July 7, 2025)Official notice, form, calendar or rules · last checked Oct 1, 2026
  10. [10]Letter To Assessors No. 2024/022: County Assessment Appeals Filing Period for 2024 (BOE, June 25, 2024)Official notice, form, calendar or rules · last checked Oct 1, 2026
  11. [11]Letter To Assessors No. 2023/023: County Assessment Appeals Filing Period for 2023 (BOE, June 22, 2023)Official notice, form, calendar or rules · last checked Oct 1, 2026
  12. 12.County open data: lac assessmentsRetrieved Sep 26, 2026; aggregated by us for the charts above.
  13. 13.County open data: lac assessmentsRetrieved Sep 26, 2026; aggregated by us for the charts above.
  14. 14.County open data: lac assessmentsRetrieved Sep 26, 2026; aggregated by us for the charts above.
  15. 15.County open data: lac assessmentsRetrieved Sep 26, 2026; aggregated by us for the charts above.
  16. 16.County open data: lac assessmentsRetrieved Sep 26, 2026; aggregated by us for the charts above.
  17. 17.U.S. Census Bureau, ACS 2020–2024 5-year estimates, table B25077: Median value (dollars), owner-occupied housing units — Los Angeles County, California
  18. 18.U.S. Census Bureau, ACS 2020–2024 5-year estimates, table B25103: Median real estate taxes paid, owner-occupied housing units — Los Angeles County, California
  19. 19.U.S. Census Bureau, ACS 2020–2024 5-year estimates, table B25003: Tenure (owner- and renter-occupied housing units) — Los Angeles County, California

Data credits: Census ACS (public domain) · Census county adjacency (public domain)

Not affiliated with Los Angeles County or any government agency. Not legal advice. Not an appraisal.

Check my home free