California property tax bills are due in two installments: one on November 1 and one on February 1

California splits the property tax year into two payment periods. The first installment covers July through October and is due by November 1. The second installment covers November through June and is due by February 1. Both dates are firm — if you pay after these dates, you owe a penalty.

Your county assessor sends the bill (called a property tax statement) in late August or early September. The statement shows the total tax owed for the fiscal year, which runs July 1 through June 30, and breaks it into the two installment amounts. You do not have to wait for the bill to arrive to pay — you can pay as soon as you know the amount, which is public information at your county assessor's office.

If you own property in California, you are responsible for paying both installments, even if you have a mortgage. Your lender may pay the taxes on your behalf through an escrow account, but that is a separate arrangement between you and the lender — the county still expects payment by the due date.

Key Takeaways

  • The first property tax installment is due November 1 and covers July through October taxes.
  • The second installment is due February 1 and covers November through June taxes.
  • Payments made after the due date incur a penalty, starting at 10 percent of the unpaid amount.
  • Your county assessor mails the bill in late August or September, but you can pay before it arrives if you contact the assessor's office for the amount.
  • If you have a mortgage, your lender may pay taxes through escrow, but you remain responsible if the lender fails to pay.

What happens if you miss the due date

A penalty of 10 percent is added to any installment payment received after the due date. If you pay the first installment after November 1, you owe 10 percent of that installment amount as a penalty. The same applies to the second installment if paid after February 1.

If the second installment remains unpaid by June 30, the tax becomes a lien on your property. A lien means the county has a legal claim against your home. The county can then begin foreclosure proceedings, though this typically happens only after several years of non-payment and after the county has sent multiple notices.

If you cannot pay by the due date, contact your county tax collector's office when ready. Some counties offer payment plans or deferrals for hardship situations, though these are not may provide and vary by county.

How to pay your property tax bill

You can pay by mail, online, phone, or in person at your county tax collector's office. The bill itself includes a payment stub with the mailing address and account number. Online payment is available through most county websites — search "[your county name] property tax payment" to find the portal.

If you pay by mail, send the check or money order at least one week before the due date to may support it arrives on time. The postmark date does not count; the county must receive the payment by November 1 or February 1. If you pay online or by phone, confirm the payment went through and keep the confirmation number.

Some counties charge a fee for online or phone payments, typically 1 to 3 percent of the amount paid. Paying by mail or in person is usually free.

Understanding the property tax bill itself

The property tax statement lists several pieces of information. At the top is your parcel number (a unique identifier for your property), the property address, and the assessed value — the value the county assessor assigned to your home for tax purposes. The assessed value is not the same as the market value or what you paid for the property.

Below that are the two installment amounts. The bill also shows what portion of your tax goes to different entities: the school district, the county, the city, and any special districts like water or fire. You cannot choose to pay only part of the bill — you owe the full amount for all entities combined.

If you believe the assessed value is wrong, you can file an appeal with your county assessor. The important date to file is usually 30 days after the bill is mailed, though some counties allow longer. Filing an appeal does not delay your payment obligation — you still owe the full amount by the due date.

Escrow accounts and mortgage lenders

If you have a mortgage, your lender may require an escrow account. Money goes into this account each month along with your mortgage payment, and the lender uses it to pay property taxes and homeowners insurance on your behalf. This arrangement protects the lender's investment in the property.

Even with escrow, you remain the legal owner responsible for the tax. If the lender fails to pay from escrow, the lien and penalties fall on you. Check your mortgage documents to confirm whether escrow is required. If it is, ask your lender for an annual escrow statement showing what was paid and when.

If you pay property taxes yourself rather than through escrow, notify your lender in writing. Some lenders require proof of payment each year.

Property tax deferrals and exemptions

California offers a few programs that can reduce or delay property tax payments, though they have strict requirements. The Homeowners' Property Tax Exemption reduces the assessed value for owner-occupied homes, but you must file for it with your county assessor — it does not happen automatically.

The Property Tax Postponement Program allows homeowners age 62 or older, blind, or disabled to postpone payment of property taxes. The taxes still owe, but payment is deferred until the property is sold or the owner passes away. To use this program, you must meet income and property value limits that vary by county.

Senior citizens and disabled persons may also may have access to for a property tax exemption on the first $7,000 of assessed value, though again, you must file with the assessor to receive it. These programs are not automatic — contact your county assessor's office to learn which ones you may be able to use.

Frequently Asked Questions

What if I pay one installment but not the other?

Each installment is treated separately. If you pay the first installment on time but miss the February 1 important date for the second, you owe a 10 percent penalty only on the second installment. The first installment remains in good standing. However, if the second installment stays unpaid past June 30, the entire property tax debt becomes a lien.

Can I pay my property taxes early?

Yes. You can pay either installment before the due date without penalty or extra charge. Some people pay both installments at once in November to simplify their finances. Contact your county tax collector to confirm the exact amount owed if you want to pay early.

Do I owe property tax if I just inherited a house?

Yes, you owe the property tax for the fiscal year in which you inherited it. The bill will be mailed to you or the previous owner depending on when the transfer was recorded. Contact the county assessor to confirm who should receive the bill and update the mailing address if needed.

What if my property tax bill seems too high?

You can file an appeal with your county assessor if you believe the assessed value is incorrect. The appeal must usually be filed within 30 days of the bill date. Filing an appeal does not stop you from owing the full amount by the due date — you still must pay on time to avoid penalties.

Can the county take my house for unpaid property taxes?

Yes, but only after years of non-payment. The county must send multiple notices and typically waits at least five years before starting foreclosure. If you receive a notice of delinquency, contact the tax collector when ready to discuss payment options or hardship programs.