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California Property Tax GuideReassess and Lower Your California Property Tax.
California homeowners pay an average of $5,800 in property taxes every year, and many pay more than they legally owe. Under Proposition 8, every California assessor is required to temporarily reduce your assessed value when the market value of your home drops below the Prop 13 base. Most homeowners never file. Here is how to do it.
How the California Appeal Process Works
California is a Prop 13 state, meaning your property's assessed value is anchored to its purchase price and grows at most 2% per year. Proposition 8 adds a critical protection: if your home's current market value is below that anchored value, you are entitled to a temporary reduction.
- Check your assessed value. Your county sends an annual notice (usually July). Compare the taxable value to actual recent sales of comparable homes.
- Build your case. Pull three to five comparable sales from within the past 90 days of January 1 (the lien date). Adjust for size, condition, lot, and location.
- File form BOE-305-AH with your county Assessment Appeals Board before the deadline.
- Attend your hearing (6 to 18 months out). Present your comps. The board issues a written decision.
California Appeal Deadlines by County
- Regular filing period (most counties): July 2 to September 15
- Extended filing period: July 2 to November 30 (counties that mail notices by August 1, including Los Angeles, Alameda, Kern, Placer, San Luis Obispo, and others)
- Supplemental assessments: 60 days from notice date
Major counties with the November 30 deadline: Los Angeles, Alameda, San Bernardino, Kern, Placer, Santa Clara (varies), Stanislaus. Always confirm on your county assessor's website.
Find Your California County
Every California county has its own assessor's office and Clerk of the Board. Pick yours for local contact info, portal links, and filing notes.
When You Probably Qualify for a Reduction
- You bought your home in 2021 to 2022 at the market peak
- Comparable homes in your neighborhood have sold for less than your current assessed value
- Your home has unrepaired damage, code issues, or deferred maintenance
- A major construction project, freeway, or zoning change has reduced nearby values
- Your county reassessed after a recent purchase but failed to account for condition
Get a Prop 8 Appeal Report in 48 Hours
We pull your county records, generate a comparable sales analysis, and produce a filing ready report for $50 flat. Or use our concierge service, we only get paid if we save you money.
Start My California Appeal →California Property Tax Appeal FAQ
Will appealing my assessment raise my taxes?
No. A Prop 8 appeal can only reduce your assessed value, never raise it. The worst case outcome is no change.
Does a Prop 8 reduction reset my Prop 13 base?
No. Prop 8 reductions are temporary. When the market value recovers, the assessor can restore the original Prop 13 base (adjusted for the annual 2% cap), but never above it.
Do I need a lawyer or tax agent to appeal?
No. California homeowners can self file, and many do. A professional report with proper comparable sales dramatically improves your odds at the board hearing.
What happens at the Assessment Appeals Board hearing?
It is informal. You present comparable sales. The assessor presents their valuation. The three member board asks questions and issues a written decision within 45 days.
Can I appeal property tax on a rental or investment property?
Yes. Prop 8 applies to all California real property, single family homes, condos, rentals, and commercial.