Los Angeles County Property Tax Calculator
Estimate your Los Angeles County property tax from your purchase price and your city or ZIP. Unlike a generic calculator, this one uses the actual tax rates published by the LA County Auditor-Controller for your area (shown as a range, since a city spans many Tax Rate Areas) and California's Proposition 13 rules.
Quick answer: Los Angeles County property tax is about 1.1874% of assessed value (the 1% Proposition 13 base plus voter-approved debt). On a $700,000 home that's roughly $8,312 a year; on $1,000,000, about $11,874. Enter your price and city or ZIP below for your area's rate range.
Example: LA County property tax by home price
Estimated annual ad-valorem tax at the county median rate of 1.1874%, on a first-year assessed value equal to the purchase price. Your own bill depends on your area's Tax Rate Area — use the calculator above for a range.
| Purchase price / assessed value | Estimated annual tax |
|---|---|
| $500,000 | $5,937 |
| $700,000 | $8,312 |
| $900,000 | $10,687 |
| $1,200,000 | $14,249 |
| $1,500,000 | $17,811 |
Ad-valorem only — excludes Mello-Roos and fixed direct assessments.
How Los Angeles County property tax works
Your annual tax is your assessed value times your area's rate. Under Proposition 13, the assessed value starts at your purchase price and rises no more than 2% a year — which is why long-time owners often pay far less than recent buyers of similar homes. The rate is the 1% base levy plus voter-approved debt, which is why most LA bills land near 1.1874% rather than exactly 1%.
The county median ad-valorem rate is about 1.1874% (roughly 1.1173%–1.2691% across areas). This does not include Mello-Roos or fixed direct assessments.
Typical property tax by LA city
Median assessed values and typical bills for single-family homes, from the 2,371,430-parcel county roll. These are what existing owners are assessed at — a new purchase is taxed on its price. See the full data & methodology (with a downloadable by-ZIP dataset).
| City | Typical single-family assessed value | Typical annual tax (median rate) | Ad-valorem rate |
|---|---|---|---|
| Los Angeles | $527,000 | $6,258 | 1.187% |
| Long Beach | $468,000 | $5,939 | 1.269% |
| Pasadena | $654,000 | $7,329 | 1.092–1.121% |
| Glendale | $710,000 | $7,706 | 1.085% |
| Santa Clarita | $581,000 | $6,891 | 1.182–1.189% |
| Burbank | $614,000 | $6,803 | 1.108% |
| Torrance | $607,000 | $6,697 | 1.103–1.175% |
| Santa Monica | $1,445,000 | $17,395 | 1.204% |
| Beverly Hills | $2,796,000 | $33,535 | 1.199% |
| Lancaster | $296,000 | $3,561 | 1.175–1.203% |
| Palmdale | $308,000 | $4,308 | 1.188–1.399% |
| Pomona | $321,000 | $4,019 | 1.252% |
| Whittier | $416,000 | $4,857 | 1.163–1.173% |
| Downey | $483,000 | $5,762 | 1.193% |
| West Covina | $429,000 | $4,906 | 1.144–1.177% |
| Inglewood | $323,000 | $4,137 | 1.281–1.282% |
| Arcadia | $902,000 | $10,185 | 1.129–1.157% |
| El Monte | $359,000 | $4,888 | 1.323–1.361% |
| Compton | $260,000 | $4,132 | 1.150–1.589% |
| Lakewood | $456,000 | $5,787 | 1.117–1.269% |
| Carson | $351,000 | $4,125 | 1.175% |
| Norwalk | $351,000 | $4,180 | 1.182–1.191% |
| Redondo Beach | $781,000 | $8,768 | 1.123% |
| Alhambra | $431,000 | $5,098 | 1.183% |
| La Puente | $332,000 | $3,848 | 1.159–1.240% |
| Covina | $419,000 | $4,926 | 1.132–1.176% |
| Diamond Bar | $597,000 | $6,991 | 1.171–1.252% |
| Gardena | $371,000 | $4,360 | 1.175% |
| Monterey Park | $453,000 | $5,772 | 1.252–1.331% |
| Cerritos | $503,000 | $5,712 | 1.136% |
| Glendora | $522,000 | $5,852 | 1.121–1.132% |
| Hawthorne | $413,000 | $5,005 | 1.208–1.212% |
| South Gate | $316,000 | $3,713 | 1.175–1.193% |
| Baldwin Park | $309,000 | $3,637 | 1.177% |
| San Gabriel | $558,000 | $7,471 | 1.118–1.339% |
| Pico Rivera | $319,000 | $3,922 | 1.230% |
| Agoura Hills | $777,000 | $8,813 | 1.134% |
| Artesia | $395,000 | $4,486 | 1.136% |
| Avalon | $637,000 | $8,040 | 1.262% |
| Azusa | $372,000 | $4,332 | 1.141–1.165% |
| Bell | $300,000 | $4,353 | 1.451% |
| Bell Gardens | $292,000 | $3,322 | 1.137% |
| Bellflower | $410,000 | $4,581 | 1.117–1.193% |
| Bradbury | $1,478,000 | $18,670 | 1.263% |
| Calabasas | $1,168,000 | $13,247 | 1.134% |
| Claremont | $555,000 | $6,248 | 1.126% |
| Commerce | $288,000 | $3,276 | 1.137–1.175% |
| Cudahy | $314,000 | $3,690 | 1.175% |
| Culver City | $687,000 | $7,824 | 1.139% |
| Duarte | $391,000 | $4,939 | 1.263% |
| El Segundo | $871,000 | $9,661 | 1.109% |
| Hawaiian Gardens | $276,000 | $3,134 | 1.136% |
| Hermosa Beach | $1,136,000 | $12,079 | 1.063% |
| Hidden Hills | $3,177,000 | $36,034 | 1.134% |
| Huntington Park | $296,000 | $4,100 | 1.175–1.385% |
| Industry | $327,000 | $3,836 | 1.159–1.240% |
| Irwindale | $187,000 | $2,199 | 1.141–1.263% |
| La Canada Flintridge | $1,296,000 | $13,926 | 1.075–1.085% |
| La Habra Heights | $884,000 | $9,922 | 1.122% |
| La Mirada | $476,000 | $5,669 | 1.191% |
| La Verne | $519,000 | $5,882 | 1.133% |
| Lawndale | $399,000 | $4,871 | 1.221% |
| Lomita | $575,000 | $6,757 | 1.175% |
| Los Angeles | $527,000 | $6,258 | 1.187% |
| Lynwood | $290,000 | $3,937 | 1.358% |
| Malibu | $1,878,000 | $22,675 | 1.207% |
| Manhattan Beach | $1,498,000 | $16,604 | 1.108% |
| Maywood | $270,000 | $3,443 | 1.275% |
| Monrovia | $552,000 | $7,093 | 1.285% |
| Montebello | $378,000 | $5,048 | 1.335% |
| Palos Verdes Estates | $1,677,000 | $18,273 | 1.090% |
| Paramount | $318,000 | $3,837 | 1.206% |
| Rancho Palos Verdes | $1,016,000 | $11,070 | 1.090–1.175% |
| Rolling Hills | $2,616,000 | $28,504 | 1.090% |
| Rolling Hills Estates | $2,205,000 | $24,026 | 1.063–1.090% |
| Rosemead | $411,000 | $4,770 | 1.161–1.216% |
| San Dimas | $507,000 | $5,746 | 1.133% |
| San Fernando | $316,000 | $4,247 | 1.344% |
| San Marino | $1,570,000 | $16,870 | 1.075% |
| Santa Fe Springs | $355,000 | $4,196 | 1.167–1.204% |
| Sierra Madre | $751,000 | $8,377 | 1.115% |
| Signal Hill | $735,000 | $9,328 | 1.269% |
| South El Monte | $331,000 | $4,028 | 1.124–1.232% |
| South Pasadena | $832,000 | $9,149 | 1.100% |
| Temple City | $572,000 | $6,393 | 1.118–1.193% |
| Walnut | $629,000 | $7,366 | 1.171–1.177% |
| West Hollywood | $1,195,000 | $14,042 | 1.175% |
| Westlake Village | $956,000 | $10,843 | 1.134% |
City pages: Long Beach, Pasadena, Glendale, Santa Clarita, Burbank, Torrance, Santa Monica, Beverly Hills, Lancaster, Palmdale, Pomona, Whittier, Downey, West Covina, Inglewood, Arcadia, El Monte, Compton, Lakewood, Carson, Norwalk, Redondo Beach, Alhambra, La Puente, Covina, Diamond Bar, Gardena, Monterey Park, Cerritos, Glendora, Hawthorne, South Gate, Baldwin Park, San Gabriel, Pico Rivera, Agoura Hills, Artesia, Avalon, Azusa, Bell, Bell Gardens, Bellflower, Bradbury, Calabasas, Claremont, Commerce, Cudahy, Culver City, Duarte, El Segundo, Hawaiian Gardens, Hermosa Beach, Hidden Hills, Huntington Park, Industry, Irwindale, La Canada Flintridge, La Habra Heights, La Mirada, La Verne, Lawndale, Lomita, Los Angeles, Lynwood, Malibu, Manhattan Beach, Maywood, Monrovia, Montebello, Palos Verdes Estates, Paramount, Rancho Palos Verdes, Rolling Hills, Rolling Hills Estates, Rosemead, San Dimas, San Fernando, San Marino, Santa Fe Springs, Sierra Madre, Signal Hill, South El Monte, South Pasadena, Temple City, Walnut, West Hollywood, Westlake Village.
Due dates, paying, and who to contact
Secured property-tax due dates
- 1st installment: due Nov 1 · delinquent after Dec 10
- 2nd installment: due Feb 1 · delinquent after Apr 10
Statewide schedule; a 10% penalty applies after each delinquency date.
Official LA County sources
- LA County Property Tax Portal ↗Look up and pay your bill (all three agencies in one place).
- Treasurer & Tax Collector ↗Payments, due dates, and installment details.
- Office of the Assessor ↗Assessed values, exemptions, and appeals.
- Auditor-Controller ↗Tax rates by Tax Rate Area and direct assessments.
Frequently Asked Questions
How much is property tax in Los Angeles County?
Los Angeles County property tax is about 1% of assessed value (the Proposition 13 base levy) plus voter-approved debt, for a typical total around 1.1874%. On a $700,000 assessed value that's roughly $8,312 a year, before any Mello-Roos or fixed direct assessments.
What is the property tax rate in LA County?
The rate is the constitutional 1% base plus each area's voter-approved debt, which varies by Tax Rate Area. Across the county the total ranges roughly from 1.1173% to 1.2691%, with a median near 1.1874%. The calculator applies your area's typical rate as a range.
When are LA County property taxes due?
The first installment is due November 1 and delinquent after December 10; the second is due February 1 and delinquent after April 10. A 10% penalty applies after each delinquency date. These deadlines are set by California state law (Revenue & Taxation Code §§ 2605–2701) and are the same statewide; if a date falls on a weekend or holiday it moves to the next business day. Confirm the exact dates on your own tax bill and your county tax collector's website.
How do I pay Los Angeles County property tax?
Pay online through the LA County Property Tax Portal (propertytax.lacounty.gov) or the Treasurer & Tax Collector, or by mail. Your bill and payment history are available there by parcel (AIN).
Does this estimate include Mello-Roos?
No. The rate here is ad-valorem only (the 1% base plus voter-approved debt). Mello-Roos / Community Facilities District special taxes and other fixed direct assessments are billed separately and can add hundreds of dollars a year; check your specific parcel's bill.
Why is my LA property tax more than 1%?
Proposition 13 caps the base levy at 1%, but voters can approve additional debt (school and city bonds) that is added on top, and parcels can carry fixed direct assessments and Mello-Roos. That's why most LA bills land above 1% of assessed value.
Learn More
Educational estimate only, not an official bill or tax advice. Rates are ad-valorem only (they exclude Mello-Roos and fixed direct assessments) and are shown as an area range, not your parcel's exact Tax Rate Area. The LA County Assessor, Auditor-Controller, and Treasurer & Tax Collector determine official values, rates, and bills.