What's in Your Los Angeles Property Tax?
Your Los Angeles County property tax isn't one number — it's the 1% Proposition 13 base plus a stack of voter-approved bonds that depends on your Tax Rate Area. Pick your city below to browse its Tax Rate Areas, then open a Tax Rate Area to see every ad-valorem charge, what agency levies it, and what it funds.
Looking for the property tax rate in California statewide, or another county? See the average rate for all 58 counties.
Los Angeles County's Tax Rate Areas at a glance (2025/2026)
The 2025/2026 rate book lists 13,298 Tax Rate Areas in Los Angeles County. The Assessor's roll maps 2,264,303 parcels to 122 cities and communities (the table below); the 4,965 Tax Rate Areas listed under those communities hold 2,198,602 of them (the rest sit in Tax Rate Areas too small to list under a community, or with no published rate). Their rates run from 1.0629% to 1.5891% of assessed value, with a parcel-weighted median of 1.1874%. Beyond the 1% Proposition 13 base, 191 voter-approved levies apply: 173 city bonds, 7 other voter-approved levies, 4 water and flood-control levies, 3 school district bonds plus 4 more across 3 other categories.
Two different averages: the 1.1874% above is the parcel-weighted median of the county's own 2025/2026 rate book; the 1.181% on the Los Angeles County guide is the Board of Equalization's county-average rate (2024-25), a different method and year. Both are ad-valorem only.
| City / community | Parcels | TRAs | Most common TRA | Rate there | Largest add-on in that TRA |
|---|---|---|---|---|---|
| Los Angeles | 791,856 | 231 | 67 (21% of its listed parcels) | 1.1874% | UNIFIED SCHOOLS (0.1196%; unified school district facilities bonds) |
| Long Beach | 103,578 | 54 | 5500 (34% of its listed parcels) | 1.2691% | UNIFIED SCHOOLS (0.1796%) |
| Santa Clarita | 57,631 | 179 | 908 (9% of its listed parcels) | 1.182% | SPECIAL WATER (0.0706%; local water district obligations) |
| Lancaster | 54,608 | 294 | 5438 (10% of its listed parcels) | 1.2032% | SPECIAL WATER (0.0705%) |
| Palmdale | 50,081 | 384 | 6919 (10% of its listed parcels) | 1.3986% | WATER DISTRICT (0.236%) |
| Whittier | 46,199 | 282 | 9642 (14% of its listed parcels) | 1.1732% | ELEM SCHOOLS (0.0733%; elementary school district facilities bonds) |
| Torrance | 45,367 | 24 | 9340 (75% of its listed parcels) | 1.1033% | UNIFIED SCHOOLS (0.0745%) |
| Pasadena | 43,595 | 58 | 7500 (81% of its listed parcels) | 1.1206% | UNIFIED SCHOOLS (0.0747%) |
| Glendale | 41,942 | 9 | 4045 (96% of its listed parcels) | 1.0854% | UNIFIED SCHOOLS (0.0436%) |
| Pomona | 31,964 | 74 | 7790 (65% of its listed parcels) | 1.2519% | UNIFIED SCHOOLS (0.1863%) |
| Burbank | 28,091 | 8 | 2530 (94% of its listed parcels) | 1.1079% | UNIFIED SCHOOLS (0.0524%) |
| West Covina | 26,439 | 109 | 9495 (31% of its listed parcels) | 1.1437% | UNIFIED SCHOOLS (0.0781%) |
| Compton | 25,834 | 77 | 2800 (48% of its listed parcels) | 1.5891% | CITY-COMPTON (0.4391%; COMPTON municipal bonds) |
| La Puente | 24,603 | 122 | 4385 (19% of its listed parcels) | 1.159% | UNIFIED SCHOOLS (0.0934%) |
| Lakewood | 23,943 | 28 | 5415 (53% of its listed parcels) | 1.2691% | UNIFIED SCHOOLS (0.1796%) |
Plus 107 smaller communities — all of them are in the city list below.
Voter-approved levies reaching the most parcels
- COMMNTY COLLEGE — community college district construction bonds: up to 0.0825% on 100% of the county's roll parcels
- METRO WATER DIST — MWD of Southern California — imported water supply: up to 0.007% on 88% of the county's roll parcels
- UNIFIED SCHOOLS — unified school district facilities bonds: up to 0.2127% on 85% of the county's roll parcels
- CITY-LOS ANGELES — LOS ANGELES municipal bonds: up to 0.0122% on 32% of the county's roll parcels
- HIGH SCHOOLS — high school district facilities bonds: up to 0.109% on 15% of the county's roll parcels
- ELEM SCHOOLS — elementary school district facilities bonds: up to 0.1609% on 15% of the county's roll parcels
Look up or pay your Los Angeles County bill: www.propertytax.lacounty.gov ↗ (the county's own portal; search by parcel number or address) · no bill yet? 1-888-807-2111 · fees and all counties
Source: Los Angeles County Auditor-Controller Tax Rate by Tax Rate Area, 2025-2026; LA County Assessor Parcel Data 2025 (city -> TRA aggregation only). Parcel counts are roll parcels aggregated by city and Tax Rate Area — no parcel or owner identities. Rates are ad-valorem only; Mello-Roos and fixed direct assessments are billed separately. Open a city below for every Tax Rate Area and its itemized levies.
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Mello-Roos or a “Direct Assessment” line on your bill? Look it up in the LA County CFD directory → — searchable by name or the DA number on your bill.
Frequently Asked Questions
What makes up my Los Angeles property tax rate?
Every parcel pays the 1% Proposition 13 base levy. On top of that, your Tax Rate Area adds voter-approved bond debt for the agencies that serve it — the school district, community college, sometimes the city, and the Metropolitan Water District. The exact mix depends on your Tax Rate Area, so two homes in the same city can pay slightly different rates.
What is a Tax Rate Area (TRA)?
A Tax Rate Area is a geographic zone with a unique combination of overlapping taxing agencies. Los Angeles County has thousands of them. Your TRA number is printed on your county tax bill, and it determines which voter-approved bonds are added to the 1% base.
Does this include Mello-Roos or direct assessments?
No. The rates here are ad-valorem only (a percentage of assessed value). Mello-Roos / Community Facilities District special taxes and other fixed direct assessments are billed separately as flat charges and are listed under 'Direct Assessments' on your bill.
Why is my rate different from my neighbor's?
If your neighbor is in a different Tax Rate Area, different school or city bonds apply, so your ad-valorem totals differ even on the same street. Open your city below and find your exact TRA (from your bill) for its itemized breakdown.
Learn More
Source: Los Angeles County Auditor-Controller Tax Rate by Tax Rate Area (2025-2026) for the itemized ad-valorem levies; LA County Assessor parcel data for the city-to-TRA aggregation. Ad-valorem rates exclude Mello-Roos and fixed direct assessments; a city's “most common” TRA is a convenience — your parcel's TRA (on your bill) is authoritative. Educational information, not an official bill.