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San Luis Obispo County · San SimeonSan Simeon property taxes. A flat year. Recent buyers, look closely.
The typical home in San Simeon, in San Luis Obispo County, was worth about $607,000 in January 2026, 2.5% less than a year earlier. Assessed values can still rise up to 2% a year, so a flat market can quietly push an assessment above what a home would sell for.
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What San Simeon home values did
San Simeon values were essentially flat into January 2026, sitting 2.5% under the January 2025 high. Countywide, San Luis Obispo County values were at or near their high in January 2026, so San Simeon's dip is local rather than regional.
Values have held roughly steady since January, through August 2026, so the picture for the 2027 roll looks similar so far.
| Measure | Value |
|---|---|
| January 2026 (2026 lien date month) | $607,000 |
| Peak since 2021 | $622,000 in January 2025 |
| January 2026 vs. peak | -2.5% |
| January 2026 vs. January 2025 | -2.5% |
| Latest (August 2026) | $602,000 |
Which San Simeon owners may be over-assessed
Under Prop 13, your assessment starts at your purchase price and can rise up to 2% a year. Under Prop 8, it must drop to market value whenever market value as of January 1 is lower. The table compares a typical purchase in each year with the January 2026 typical value of $607,000.
| Bought in | Typical price that year | Rough 2026 assessment | vs. January 2026 value |
|---|---|---|---|
| 2021 | $529,000 | $584,000 | Below market |
| 2022 | $590,000 | $638,000 | Possibly over-assessed by about $32,000 |
| 2023 | $585,000 | $621,000 | Possibly over-assessed by about $14,000 |
| 2024 | $608,000 | $632,000 | Possibly over-assessed by about $26,000 |
| 2025 | $612,000 | $624,000 | Possibly over-assessed by about $17,000 |
The buyers most likely to be over-assessed are those who bought in 2022, 2023, 2024 and 2025. A typical 2022 purchase would carry a 2026 assessment of roughly $638,000 after the 2% annual increases, about $32,000 more than the January 2026 typical value. At California's 1% base tax rate, that's on the order of $320 a year before local voter-approved add-ons.
This is an illustration built on citywide typical values, not an estimate of your home. Your assessment notice shows your actual assessed value, and some assessors lower values on their own in a falling market, so check it first. If you do appeal, your evidence has to show your home's market value.
San Luis Obispo County deadlines
- 2026 regular filing period: closed September 15, 2026. San Luis Obispo County uses the earlier California window.
- Next regular filing period: July 2 through September 15, 2027, for the 2027 roll.
- Before then: ask the San Luis Obispo County Assessor how and when it accepts informal decline-in-value review requests for 2027. An informal review never extends the formal deadline.
- Supplemental or escape assessments: these have their own deadline, generally 60 days from the notice date. Check the notice.
Where San Simeon owners file
San Simeon assessments are set by the San Luis Obispo County Assessor. Formal appeals go to the county's assessment appeals board, not to the city.
| Form | BOE-305-AH, the state Assessment Appeal Application |
|---|---|
| Filing deadline | September 15 (regular window) |
| Where to file | San Luis Obispo County Clerk of the Board (assessment appeals) |
| Assessor | slocounty.ca.gov · 805-461-6143 |
Confirm the current form, fee and address with the county before you file. The San Luis Obispo County guide lists step-by-step instructions and official links.
Building a San Simeon case
The numbers above describe the typical San Simeon home, not yours. Look for sales of similar homes in San Simeon that closed near January 1, 2026. The BOE treats comparable sales as the strongest evidence for a home, and the appeals board can't consider sales more than 90 days after the valuation date. Match living area, age, condition, lot and location as closely as you can, and write down every difference you can't adjust for.
Smaller communities can have few sales in any month. If nearby San Simeon sales are thin, widen the search area before you widen the date range, and explain why each sale still compares.
A Vulorean report pulls comparable sales and a January 1 value opinion into one document you can file with. Eligible self-file reports are free during launch, with no payment card required. Review every comparison before you use it; you know your home's condition better than any dataset.
Check your San Simeon property for free
Start with your address. Eligible self-file reports are free during launch; an account and available report allowance are required. County filing fees are separate.
Start my free property check →Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Purchase-year rows use each year's average typical value and assume the maximum 2% annual increase. Deadlines: California BOE county filing periods. Vulorean is an independent service, not a government office.