Los Angeles Tax Assessment Search & Values

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Los Angeles County, California · AIN Search · Prop 13 · Assessed Value · 2026

Search a Los Angeles Tax Assessment and Decode the Value Behind the Bill

Los Angeles County property assessments start with the County Assessor. Search the official portal by street address or the property’s 10-digit Assessor’s Identification Number (AIN), then verify the parcel before relying on land, improvement or assessed-value figures.

California’s Proposition 13 makes Los Angeles assessment values especially easy to misread. A longtime owner’s taxable value can be far below today’s resale value, while a recent purchase, new construction or Proposition 8 reduction can produce a very different assessment path.

Start with the quick answer Search by AIN or address Understand Prop 13 value
Los Angeles means Los Angeles County for property-tax assessment. A home inside the City of Los Angeles is still assessed for property-tax purposes by the Los Angeles County Office of the Assessor. City planning, zoning and permits are separate local-government functions.

Quick answer: search the LA County Assessor Portal by AIN or property address

Open the official Los Angeles County Assessor Portal. Search with the property’s 10-digit AIN or street address, open the matching parcel and confirm the situs address before reading the assessment. For the amount actually due, use the Los Angeles County Property Tax Portal or Treasurer and Tax Collector.

1 Find parcel Search the Assessor Portal by AIN or address.
2 Verify identity Match the situs address, AIN and property type.
3 Read value Check land, improvements, base year and assessment history.
4 Route next task Appeal, supplemental bill, payment, deed or correction.

Los Angeles assessment facts at a glance

Property office LA County Assessor
Main parcel ID 10-digit AIN
Public search AIN or address
Owner-name search Not offered publicly online
2026 Prop 13 factor 1.02
General levy 1% of net assessed value
Regular appeal July 2–Nov. 30
2026 status Regular appeal window open
Assessor help 888-807-2111
Assessor office 500 W. Temple St.
Open official Assessor Portal Open LA County Property Tax Portal

Choose the Los Angeles property question you need answered

Property value, tax calculation, payment and recorded ownership are handled by different Los Angeles County offices.

LA County office router

Assessor value, tax calculation and tax payment are three separate jobs

A
ASSESSOR AIN
Property facts
Assessed value
AC
AUDITOR Tax roll
Calculation
Direct assessments
$
TTC Tax bill
Payment
Delinquency
R
RECORDER Deeds
Liens
Recorded documents
B
APPEALS Value challenge
Evidence
Hearing
Which Los Angeles County office handles the task?
What you need
Correct office
What it controls
Common mistake
Parcel search or assessed value
Office of the Assessor
AIN, property characteristics, assessed value, exemptions and reassessment.
Starting with the Auditor-Controller.
How the tax was calculated
Auditor-Controller
Tax roll, tax calculations, roll changes, refunds and direct assessments.
Asking the Assessor to explain a sewer or lighting charge.
Current bill or payment
Treasurer and Tax Collector
Bills, payments, posting, penalties and delinquency.
Using assessed value as the amount due.
Deed or lien
Registrar-Recorder/County Clerk
Recorded real-estate documents.
Treating an Assessor record as proof of title.
Formal value appeal
Assessment Appeals Board
Independent assessment appeal hearings.
Appealing only because the tax rate or direct charges seem high.
Fastest routing rule: Assessor = value. Auditor-Controller = calculation. Treasurer and Tax Collector = bill and payment. Assessment Appeals Board = formal challenge to value.
Los Angeles search troubleshooting

If an LA County address does not appear, do not assume the parcel is missing

Condo or multi-unit address? One building address can correspond to multiple separately assessed parcels. Confirm the unit and AIN rather than selecting the first building match.
Commercial or corner property? The Assessor may carry a different situs address from the one commonly used for deliveries or business identification.
Brand-new development? New subdivision or assessment data may not yet appear under the address you expect. Use deed and escrow information to identify the parcel.
Vacant land? Some vacant parcels use proximity notation beginning with “VAC/VIC” because there is no normal street address.
Only owner name available? Public owner-name lookup is not provided through the Assessor web search. Find the address/AIN or use the proper official ownership-record route.
Parcel changed recently? Newly created parcels and map changes can move through County systems at different times. Compare current Assessor and recorded-document information.
Useful Assessor Help Desk message “I am trying to locate the parcel for [property address]. I have [AIN / deed / title information], but the public search is not returning the property I expected. Can you confirm the current AIN or the property address carried on the assessment record?”
Email Assessor Help Desk Call 888-807-2111
Parcel-record decoder

Read the LA County record in the right order

Important fields in a Los Angeles County Assessor record
Field
What it means
What to verify
Why it matters
AIN
10-digit Assessor’s Identification Number.
Match the AIN to the physical property.
It is the safest identifier to carry into tax and appeal systems.
Situs address
Physical location carried by the Assessor.
Street, city and ZIP code.
Mailing addresses and situs addresses can differ.
Use type
Assessment classification such as single-family, multi-family or commercial.
Does it describe the actual property?
A wrong use classification can signal a property-data issue.
Tax Rate Area
Geographic tax-rate grouping for the parcel.
Use the parcel’s actual TRA for tax research.
Nearby parcels can have different voter-approved debt rates.
Land value
Assessed value attributed to land.
Correct base-year and assessment history.
Land and improvements can carry different base-year components.
Improvement value
Assessed value attributed to structures and taxable improvements.
Building facts and new-construction history.
New construction can establish a new base value for the new improvement portion.
Base year value
Prop 13 value generally tied to acquisition or qualifying new construction.
Year and event that established the value.
It explains why taxable value may be much lower than market value.
Assessment history
Prior roll values and assessment events.
Look for ownership, supplemental or other value changes.
Useful when a current value appears unexpectedly high or low.
Exemption
Exemption reflected in the assessment record.
Confirm an expected exemption appears.
Exemptions can reduce net taxable value.
Read the roll label. The Assessor Portal can show more than one value column, including current-roll, roll-preparation or historical information. Use the column heading and assessment year rather than assuming the largest or newest-looking number is the tax bill.
Parcel information is not a boundary survey. Assessor maps and property-boundary descriptions are prepared for assessment purposes. Use recorded maps, deeds and a licensed surveyor when an exact legal boundary matters.
Proposition 13

Why Los Angeles assessed value can be far below market value

California does not simply reset every Los Angeles property to current market value each year. Proposition 13 generally establishes a base year value when property changes ownership, with qualifying new construction creating additional base-year value for the new improvement.

1. Base year value Usually established when the property changes ownership, subject to California exclusions and special rules.
2. Annual factor The base year value is adjusted by the lower of the California inflation measure or 2%.
3. Compare market value If current January 1 market value falls below the factored base year value, Proposition 8 can temporarily reduce taxable value.
4. Taxable assessment The Assessor generally enrolls the applicable taxable value, then the tax system applies the levy and other charges.
Market value What the property would reasonably sell for under current market conditions. This can move sharply with the real-estate market.
Base year value Proposition 13 tax base established by the relevant ownership or construction event.
Factored base year value Base value after permitted annual inflation adjustments, generally capped at 2% per year.
Why neighbors can differ: two comparable Los Angeles houses may have very different assessed values because one was purchased decades ago while the other changed ownership recently.

The 2026 Proposition 13 inflation factor is 1.02

For the January 1, 2026 lien date, the California State Board of Equalization directed county assessors to use an inflation factor of 1.02. The measured inflation increase was higher, but Proposition 13’s annual factor is capped at 2%.

A 2% factor does not mean every assessment can rise only 2% in every situation. Change in ownership, new construction and recovery from a Proposition 8 decline-in-value assessment can produce different results.
Proposition 8 decline in value

If market value falls below the Prop 13 ceiling, the lower value can control

Proposition 8 applies when the property’s January 1 market value falls below its factored base year value. In that situation, the Assessor can enroll the lower market value for that year.

Temporary reduction A Proposition 8 assessment is not a permanent reset of the Prop 13 base year value.
Annual review Once a property enters decline-in-value status, the Assessor reviews the market value in later years.
More than 2% can occur A Prop 8 value may increase by more than 2% as the market recovers, but it cannot exceed the factored Prop 13 value absent another reassessment event.
Important distinction: Proposition 13 limits growth of the base-year-value track. Proposition 8 is a temporary market-value track. Those are why a property can legitimately show an increase of more than 2% while recovering from a prior decline-in-value assessment.
2026 value check

Estimate the 2026 Prop 13 ceiling for an unchanged property

2026 assessed-value check

Enter the property’s prior factored base year value and an estimated January 1, 2026 market value. The calculator applies the official 1.02 inflation factor and shows the lower of the two values.

Do not use this simplified calculator after a change in ownership, qualifying new construction, partial reassessment or another event that changes the base year value.
2026 factored ceiling $816,000
Lower-value estimate $816,000
1% general levy example $8,160

This is an educational estimate only. The actual tax bill can also contain voter-approved debt, direct assessments and other adjustments.

Buyer & new-construction issue

A purchase or new construction can create a supplemental assessment

Los Angeles County reassesses qualifying changes in ownership and new construction. The supplemental assessment captures the difference between the prior assessment and the newly established value for the applicable portion of the fiscal year.

When a supplemental Los Angeles County assessment can appear
Event
What changes
What the owner may receive
What to watch
Change in ownership
Transferred interest can be reassessed at current market value, subject to exclusions.
Supplemental assessment and supplemental tax bill.
Seller’s old tax amount may not predict the buyer’s future bill.
New construction
Newly constructed portion can receive a new base year value.
Supplemental assessment for qualifying construction.
Pre-existing land/building base value does not necessarily reset in full.
Event Jan. 1–May 31
The reassessment spans portions of two fiscal years.
Two supplemental bills can result.
Both are separate from the ordinary annual secured bill.
Lower supplemental value
New assessed value is lower than the previous assessed value.
A refund can result rather than an additional bill.
Processing timing can lag the ownership event.
Mortgage impound warning: Los Angeles County notes that supplemental bills generally are not paid from a lender’s impound account. Check directly with your lender instead of assuming escrow will pay them.

If you receive a supplemental notice

Confirm the AIN and reassessment event Match the property and the ownership-transfer or construction date shown on the notice.
Check the old and new values Understand which portion of the property was reassessed and what new value was established.
Keep the annual bill separate A supplemental bill does not replace the regular Annual Secured Property Tax Bill.
Check the appeal clock immediately Supplemental assessments generally have a 60-day appeal period measured from the mailing/postmark rule published by the Assessment Appeals Board.
2026 appeal window

Los Angeles County’s regular 2026 assessment appeal period is open now

Current position as of September 12, 2026: regular assessment appeals can be filed from July 2 through November 30, 2026. The published filing fee is $46. A hardship fee-waiver request is available for qualifying filers.
July 2 Regular filing opens Annual regular assessment appeal period begins.
Sept. 12 Open now Current date falls inside the regular 2026 filing window.
Nov. 30 Regular deadline Do not wait for a later tax-bill problem to start a value appeal.
60 days Supplemental / adjusted Separate filing period generally applies from the notice/bill mailing or postmark rule.

Prepare the value case before filing

Correct AIN
Assessment notice or tax bill
Current assessed value
Value you believe is correct
Comparable sales near the valuation date
Photos showing condition differences
Evidence of incorrect property characteristics
Recent arm’s-length purchase documents when relevant

After opening the Assessment Appeals website

Identify the assessment type Determine whether you are contesting the regular roll, a supplemental assessment, an adjusted/escape assessment or another eligible assessment.
Use the information printed on the County record Have the AIN, assessment/tax-bill information and filer details ready before starting the application.
State the requested value A value appeal should explain the value you believe is correct and connect that position to evidence.
Handle the filing fee Pay the $46 filing fee or submit the hardship fee-waiver request with the application when applicable.
Save your confirmation and evidence Keep the application number, proof of filing and copies of every document submitted.
Open LA County Assessment Appeals Open County Property Tax Portal
Appeal the assessment, not merely the size of the bill. The Assessment Appeals Board reviews disputed assessed value. Voter-approved debt rates and direct assessments are separate tax-bill components.
2026–27 secured tax cycle

The Assessor value becomes a tax bill only after rates and direct assessments are added

The Auditor-Controller applies the 1% general levy and applicable voter-approved indebtedness rates to net assessed value and places agency-submitted direct assessments on the roll. The Treasurer and Tax Collector then bills and collects the tax.

1% General Tax Levy Proposition 13 establishes the general ad valorem levy at 1% of taxable assessed value.
Voter-approved debt Additional rates can apply for bonded indebtedness approved by voters in the property’s tax-rate area.
Direct assessments Charges such as refuse, sewer, lighting, flood-control or other benefit assessments can appear separately on the secured bill.
Basic County formula: net assessed value × tax rate + direct assessments = secured tax bill. This is why multiplying a home’s market value by exactly 1% usually does not reproduce the final amount shown on the bill.

Annual secured property-tax dates

Los Angeles County annual secured tax schedule
Stage
Normal timing
What the owner should do
Annual bill mailing
October; no later than Nov. 1
Confirm the AIN and fiscal tax year when the bill arrives.
First installment due
Nov. 1
Pay before the Dec. 10 delinquency deadline.
First installment delinquent
After Dec. 10 deadline
Retrieve the live balance because a penalty applies.
Second installment due
Feb. 1
Pay before the April 10 statutory delinquency deadline.
Weekend rule
When statutory delinquency date falls on weekend
County applies the next-business-day rule; verify the date printed by TTC.

Current online payment choices

Los Angeles County Treasurer and Tax Collector payment details
Method
Current fee
What you need
Online eCheck
No County payment fee
AIN and ACH-enabled bank-account information.
Online credit/debit card
2.22%, minimum $1.49
AIN, card information and confirmation of the service fee before submitting.
Telephone card payment
2.22%, minimum $1.49
AIN, year and sequence from the tax bill; call 888-473-0835.
In person
Depends on payment method
225 N. Hill Street, First Floor Lobby, Los Angeles.
Review official payment options View Property Tax Portal
Official tools

Use these Los Angeles County and California resources for the live action

Assessor Portal Search a Los Angeles County parcel by AIN or address and review assessment data.
Open Assessor Portal
Property Tax Portal Route tax-bill, value, appeal and department questions through the County’s combined property-tax site.
Open Property Tax Portal
Assessment Appeals Board File or research a regular, supplemental or adjusted assessment appeal.
Open Assessment Appeals
Treasurer and Tax Collector Retrieve payment guidance and pay current secured property taxes.
Open TTC payments
Auditor-Controller Property Tax Research tax calculations, direct assessments and tax-roll functions.
Open Auditor-Controller FAQs
California BOE Prop 8 Read the state explanation of factored base year value and temporary decline-in-value assessment.
Open BOE Prop 8 guidance
Assessor contact & office map

Los Angeles County Assessor contact information

Office of the Assessor — Administration

Assessor Jeffrey Prang
Address
500 W. Temple St., Los Angeles, CA 90012
Phone 213-974-3211
Toll-free 888-807-2111
Help Desk helpdesk@assessor.lacounty.gov
Hours Monday–Friday, 8 a.m.–5 p.m., excluding County holidays
Website assessor.lacounty.gov
Search a parcel Call property-tax information

Other property-tax contacts

Los Angeles County property-tax office contacts
Office
Use it for
Contact
Assessor
AIN, property characteristics, assessed value, exemptions and reassessment.
888-807-2111 / 213-974-3211
Auditor-Controller Property Tax Services
Tax calculations, direct assessments, tax-roll changes and refunds.
213-974-8368 · propertytax@auditor.lacounty.gov
Treasurer and Tax Collector
Bills, payments, penalties and delinquency.
213-974-2111 / 888-807-2111
Assessment Appeals Board
Formal assessment appeals.
213-974-1471 · aaboffice@bos.lacounty.gov
10 Los Angeles-specific answers

Los Angeles tax assessment search and values FAQs

1. Where can I search a Los Angeles County property assessment?

Use the official Los Angeles County Assessor Portal at portal.assessor.lacounty.gov. The public portal supports searching by the property’s Assessor’s Identification Number (AIN) or street address. Verify the situs address and AIN before relying on the assessment.

2. What is an AIN in Los Angeles County?

AIN means Assessor’s Identification Number. It is the 10-digit parcel identifier Los Angeles County uses for real property, commonly displayed in a format such as 1234-567-890. It can be found on tax bills, deeds, title reports and Assessor records.

3. Can I search the LA County Assessor website by owner name?

No. The Assessor does not provide public online owner-name searching. Use the property address or AIN for the public portal. When legal ownership matters, use the appropriate Assessor access method or recorded documents from the Registrar-Recorder/County Clerk.

4. Why is my Los Angeles assessed value much lower than the property’s current market value?

Proposition 13 generally limits annual growth of the property’s base-year-value track to the lower of the California inflation factor or 2% until a qualifying change in ownership or new construction occurs. A longtime owner’s assessed value can therefore be far below current resale value.

5. What is the 2026 Proposition 13 inflation factor?

The California State Board of Equalization directed assessors to use an inflation factor of 1.02 for the January 1, 2026 lien date. The measured inflation increase was higher, but the Proposition 13 annual factor is capped at 2%.

6. Can a Los Angeles property assessment rise by more than 2% in one year?

Yes in some situations. A change in ownership, qualifying new construction or recovery from a temporary Proposition 8 decline-in-value assessment can cause an increase that does not follow the ordinary 2% base-year-value limit.

7. Why can neighboring Los Angeles homes have very different assessed values?

Proposition 13 ties taxable value to each property’s own base year. Two similar homes purchased in different years can therefore have substantially different assessed values even when their current market values are similar.

8. Is the 2026 Los Angeles County regular assessment appeal period still open?

Yes. As of September 12, 2026, the regular assessment appeal period is open. Los Angeles County accepts regular assessment appeals from July 2 through November 30. The published filing fee is $46, and a hardship fee waiver can be requested.

9. What is a Los Angeles County supplemental assessment?

A supplemental assessment reflects a qualifying change in assessed value after a change in ownership or new construction. It is separate from the annual assessment and can generate one or two additional tax bills depending on when the reassessment event occurred.

10. Why is my Los Angeles property tax bill more than 1% of assessed value?

The 1% General Tax Levy is only one component. The secured bill can also include voter-approved indebtedness and property-specific direct assessments such as certain sewer, lighting, refuse or other benefit charges.

Official sources checked for this page

Independent Property Assessment & Tax Notice: CountyAuditors.org is an independent informational website. It is not the Los Angeles County Assessor, Auditor-Controller, Treasurer and Tax Collector, Registrar-Recorder/County Clerk, Assessment Appeals Board or California State Board of Equalization. Assessor records are useful for property-tax research but do not replace a deed, title examination, survey, professional appraisal, official tax payoff or legal advice. Values, tax balances, direct assessments, fees and deadlines can change. Verify a live parcel, tax balance or filing deadline with the responsible government office before making a payment, purchase, appeal or legal decision.
Ohio Auditor Tools · Tax Year 2026

10 Ohio Property Tax Calculators & Auditor Tools

Built specifically for Ohio's 35% assessment ratio, current DTE forms, and 2026 Homestead, Owner-Occupancy, CAUV, Conveyance Fee, and Board of Revision rules. Every number reflects verified Ohio Department of Taxation amounts.

Homestead: $29,000 Enhanced Vet: $58,000 OAGI limit: $41,000 Assessment: 35% of market BOR filing: Free · DTE 1

Annual Tax Bill Estimator

OHIO

Applies Ohio's 35% assessment ratio plus your county's effective millage tier — the actual math your auditor uses.

Pick a county tier and enter your market value.

Homestead Reduction Calculator

DTE 105A

2026 Ohio Homestead: $29,000 general or $58,000 enhanced (100% disabled vet, KIA spouse). OAGI under $41,000 required for non-veteran applicants.

Pick your situation and enter your home value.

Owner-Occupancy & Non-Business Credits

DTE 105C

Every Ohio owner-occupied home qualifies for the 2.5% Owner-Occupancy Credit plus the automatic 10% Non-Business Credit. Most owners don't realize these stack.

Enter your annual tax to see both credit amounts.

Conveyance Fee Calculator

ORC 322

When you sell or transfer Ohio property, the auditor collects $1 state + up to $3 county per $1,000, plus $0.50 per parcel. Counties choose their rate.

Enter sale price and pick your county rate.

CAUV Agricultural Savings

DTE 109

Ohio's Current Agricultural Use Value cuts taxable value dramatically for farmland (10+ acres, or smaller with $2,500+ annual gross income).

Enter both market and CAUV values to see savings.

Mill Rate Converter

Ohio tax rates appear three ways on auditor sites: mills, percent, or dollars per $1,000. Convert between them instantly.

Enter a rate to see all three forms.

Parcel Number Cleaner

Ohio's 88 counties each format parcels differently — Franklin uses 010-123456-00, Cuyahoga uses 001-23-456, Hamilton uses 100-0001-0001-00. Auto-detects.

Paste any Ohio county parcel to format it.

35% Ratio Sanity Check

Ohio law sets taxable value at 35% of market value. If yours is significantly higher, you're a strong BOR appeal candidate.

Enter both values to compare against Ohio's 35% target.

BOR Appeal Savings

DTE 1

A successful Board of Revision complaint typically cuts your value 10–20%. Filing is free and stays in effect until the next reappraisal.

Enter your tax bill and reduction estimate.

BOR Deadline Countdown

MAR 31

Ohio's statutory Board of Revision filing deadline is March 31 for the prior tax year. Miss it and you wait until next year — no extensions.

Set your deadline to start the countdown.

Verify with the official Ohio source

These calculators use the verified 2026 Ohio Department of Taxation amounts and statutory rules. For your exact bill, exemption status, and county-specific deadlines, always confirm with your county auditor and the Ohio Revised Code:

Ohio Dept. of Taxation — Real Property DTE Forms (105A, 105C, 1, 109) ORC 5715 — Board of Revision ORC 5713 — Taxable Real Property ORC 322.02 — Conveyance Fee ORC 319.54(F)(3) — State Fee ORC 5713.30 — CAUV tax.ohio.gov — Main Portal

Estimates use Ohio's 35% statutory assessment ratio and effective tax rate tiers averaged across major Ohio counties. Your actual bill depends on local school levies, voted millage, inside vs. outside millage splits, House Bill 920 reduction factors (HB 920), and special assessments. The 2026 Homestead general amount ($29,000) and enhanced amount ($58,000) reflect HB 187 inflation indexing — your county auditor's office may show slightly different transitional figures. Nothing here is legal or tax advice. CountyAuditors.org is an independent informational directory, not affiliated with any county government.

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