West Covina Property Tax Rate
The typical property-tax rate in West Covina is about 1.1437% of assessed value (about 1.1437%–1.1766% across Tax Rate Areas) — the 1% Proposition 13 base plus voter-approved debt. A typical West Covina single-family home is assessed at about $429,000 for existing owners. Estimate your own bill below.
At about 1.1437%, West Covina is below the LA County median of 1.1874%. See how it ranks among LA County cities →
See what's behind the West Covina rate: browse West Covina's Tax Rate Areas and their itemized ad-valorem levies →
Typical West Covina property tax
| Property type figures | Typical single-family assessed value | Typical annual tax (median rate) | Ad-valorem rate |
|---|---|---|---|
| West Covina | $429,000 | $4,906 | 1.144–1.177% |
Figures are medians for existing owners from the LA County roll; see the data & methodology.
Property tax in West Covina, in context
On the 2025 Assessor roll, West Covina's taxable property was assessed at about $16.4 billion in total — up 4.6% from the prior year. Its residential roll of roughly 25,800 parcels is about 87% single-family homes, 11% condominiums and 2% small income properties (2–4 units). A typical single-family home is assessed at about $429,000 — an existing owner's Proposition 13 base-year value, not today's market price — for a typical annual tax near $4,906. By Los Angeles County standards those assessed values are relatively modest, which keeps typical bills lower than in the county's pricier cities. The typical single-family home dates to around 1956 and spans about 1,600 sq ft, and about 39% of them still carry a Proposition 13 base set before 2000 (a median base year near 2004) — a big reason long-time owners are assessed well below current prices.
West Covina spans several Tax Rate Areas, so the ad-valorem rate ranges from about 1.1437% to 1.1766% depending on which voter-approved school and municipal bonds apply to a given parcel, all on top of the 1% Proposition 13 base. That figure is ad-valorem only: Mello-Roos (CFD) special taxes and fixed direct assessments — where a parcel sits in a district that levies them — are billed separately and vary parcel by parcel. Newer, master-planned developments are the most likely to carry Mello-Roos, so check your own bill for line items beyond the base rate.
West Covina property tax vs. nearby cities
How West Covina's typical rate and bill compare with its closest Los Angeles County cities. A higher rate reflects more voter-approved bond debt in that area, not a higher assessment.
| City | Distance | Typical rate | Typical bill |
|---|---|---|---|
| West Covina (this page) | — | 1.1437% | $4,906 |
| Industry | 3 mi | 1.1732% | $3,836 |
| Covina | 3 mi | 1.1757% | $4,926 |
| La Puente | 3 mi | 1.159% | $3,848 |
| Walnut | 3 mi | 1.1711% | $7,366 |
Nearest cities by Census place center; distance is straight-line. Typical bill is the median single-family figure for existing owners, ad-valorem only (excludes Mello-Roos and direct assessments).
Paying property tax in West Covina
Due dates (LA County)
- 1st installment: due Nov 1, delinquent after Dec 10
- 2nd installment: due Feb 1, delinquent after Apr 10
A 10% penalty applies after each delinquency date. Pay or look up your West Covina bill by parcel (AIN) at the LA County Treasurer & Tax Collector — links below.
Just bought in West Covina?
A purchase reassesses the home to its price and triggers a one-time supplemental tax bill on the difference. Estimate it with the supplemental tax calculator →
Ways to lower your West Covina bill
Most owner-occupants qualify for the $7,000 homeowners' exemption. You may also qualify for the senior or disabled-veteran property-tax exemptions — check your eligibility before the next installment.
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
What is the property tax rate in West Covina, CA?
In West Covina the typical ad-valorem property-tax rate is about 1.1437% of assessed value (roughly 1.1437%–1.1766% depending on the Tax Rate Area) — the 1% Proposition 13 base plus voter-approved debt. Mello-Roos and fixed direct assessments, if any, are extra.
How much is property tax in West Covina?
The typical West Covina single-family home is assessed at about $429,000 (a Proposition 13 base-year value for existing owners), for a typical annual tax near $4,906. A new purchase is taxed on its price — use the calculator for your number.
Learn More
Educational estimate only, not an official bill. Rates are ad-valorem only (excluding Mello-Roos and fixed direct assessments) and shown as an area range, not your parcel's exact Tax Rate Area. Confirm with the LA County Assessor and Auditor-Controller.