Deadlines, Steps, and How to Lower Your Tax Bill
If your California property tax assessment seems too high, you may be paying more than the law requires. Thousands of homeowners successfully appeal their property taxes every year, often reducing their tax bills not just once, but for many years.
The appeal process in California is structured, deadline-driven, and low risk. Your assessed value cannot increase because you file an appeal. At worst, it stays the same.
This guide explains how to appeal property taxes in California, who should file, important deadlines, what evidence works best, and when professional help may make sense. Whether you recently purchased a home or have owned one for years, understanding this process can lead to meaningful long-term savings.
Key Takeaways
- Property tax assessments are often inaccurate, especially during changing market conditions
- Appealing your assessment cannot raise your property taxes
- A successful appeal lowers your assessed value and reduces future tax bills
- Missing deadlines usually means losing your right to appeal for the year
- Professional representation can help with complex or high-value cases.
What Is a Property Tax Appeal in California?
A property tax appeal is a formal request asking your county assessor to review and correct the assessed value of your property. In California, property taxes are based on the assessor’s estimate of market value, not what you believe your home is worth.
Most appeals are filed because:
- The assessed value exceeds current market value
- Property records contain errors such as incorrect square footage or features
- Comparable properties are assessed at lower values
If the assessment does not reflect reality, you have the right to challenge it.
How Property Taxes Are Calculated in California
California property taxes are governed by Proposition 13. The base tax rate is capped at 1 percent of assessed value, plus voter-approved local assessments.
While Proposition 13 limits annual increases, the starting assessed value still matters. If your home was initially overvalued or reassessed incorrectly, that inflated value can follow you for years. This is why correcting an inaccurate assessment early is so important.
For a deeper understanding of long-term tax strategy, homeowners often explore tax planning services that address property taxes alongside income and investment planning.
Should You Appeal Your Property Tax Assessment?
You should strongly consider appealing your property taxes if any of the following apply:
- Your assessed value is higher than recent sales of similar homes
- Your property record lists incorrect details
- Your home needs repairs or has condition issues not reflected in the assessment
- Local home values declined but your assessment did not
Even modest reductions can result in meaningful savings over time. A lower assessed value becomes your new baseline for future tax years.
Is There Any Risk in Appealing Property Taxes?
No. This is one of the most misunderstood aspects of the process.
In California, an assessment appeals board can only:
- Lower your assessed value
- Leave it unchanged
They cannot increase your valuation because you filed an appeal. This makes appealing a one-directional opportunity to seek fairness without financial downside.
Who Can File a Property Tax Appeal?
Any California property owner who believes their assessed value is inaccurate may file an appeal. This applies to:
- Single-family homeowners
- Condominium owners
- Multi-unit property owners
- Real estate investors
Renters cannot file appeals directly, but over-assessed properties often lead to higher rents, which can be addressed with landlords.
How to Appeal Property Taxes in California Step by Step
Step 1: Review Your Property Assessment
Start by reviewing your annual assessment notice and your property record card from the county assessor. Confirm:
- Square footage
- Lot size
- Number of bedrooms and bathrooms
- Recorded improvements or renovations
Errors in these details are common and can significantly impact value.
Step 2: Request an Informal Review
Many counties allow an informal discussion with the assessor before a formal appeal. This meeting gives you a chance to present errors or supporting data without a hearing.
Some assessments are corrected at this stage, saving time and effort.
Step 3: Gather Strong Supporting Evidence
Successful appeals rely on documentation, not opinions. Strong evidence includes:
- Recent comparable home sales
- Photos of property damage or deferred maintenance
- Contractor repair estimates
- Independent appraisals
Comparable sales should be similar in size, location, and condition.
Step 4: File the Application for Changed Assessment
Most counties require Form BOE-60, also called the Application for Changed Assessment. The form must be filed by the county deadline and must include your opinion of value.
Missing the deadline almost always forfeits your right to appeal for that year.
Step 5: Prepare for the Hearing
If your case proceeds to a hearing, be prepared to clearly explain why your assessed value is inaccurate. Organization matters more than legal language.
Remain professional, calm, and focused on the facts.
California Property Tax Appeal Deadlines
Understanding deadlines is critical. While exact dates vary by county, most follow this general schedule:
- January 1: Lien date used for valuation
- July: Assessment notices mailed
- July 2 to September 15 or November 30: Appeal filing window
Always confirm deadlines with your county assessor’s office. Filing even one day late usually means waiting another year.
What Happens After You File an Appeal?
After filing, the assessment appeals board reviews your case and schedules a hearing if needed. Decisions typically take several months.
Important reminder: California operates on a pay-first, protest-later system. You must continue paying your property taxes on time while the appeal is pending. If you win, the county issues a refund for overpaid taxes.
Common Property Tax Appeal Mistakes to Avoid
- Failing to review property records for errors
- Submitting opinions instead of evidence
- Missing filing deadlines
- Arriving unprepared for hearings
- Ignoring past assessments and market data
Avoiding these mistakes greatly improves your chance of success.
Should You Hire a Professional to Appeal Property Taxes?
Many homeowners successfully appeal on their own. However, professional help can be valuable when:
- The property is high value or complex
- Large tax savings are at stake
- You lack time to gather and organize evidence
Many appeal services operate on a contingency fee basis, meaning they only get paid if they reduce your taxes.
Homeowners already working with professionals for tax notice or audit representation often find it easier to coordinate appeals as part of a broader tax strategy.
How Clear Peak Accounting Can Help
Clear Peak Accounting helps California homeowners navigate property tax appeals with confidence. Our team understands county-level procedures, evidence standards, and filing requirements.
We assist with:
- Reviewing assessments for errors
- Evaluating appeal viability
- Organizing supporting documentation
- Representing clients through the appeal process
If you want help determining whether an appeal makes sense for your situation, schedule a consultation to discuss your options.
Frequently Asked Questions
How long does a property tax appeal take?
Most appeals are resolved within a few months, depending on county workload.
How often can I appeal my property taxes?
You may appeal annually if you believe the assessed value remains inaccurate.
If I win, do I receive a refund?
Yes. Any overpaid taxes are refunded once the appeal is resolved.
Where can I find comparable sales data?
Public real estate sites, local agents, and appraisers are common sources.
Schedule an Appointment
If you believe your property tax assessment is too high, taking action now can reduce your tax burden for years to come. Schedule an appointment with Clear Peak Accounting to review your situation and determine next steps.