When Is The Deadline To Appeal Property Taxes In California?

Key Takeaways:

• Annual Appeal Window: The standard appeal period in most California counties runs from July 2 to November 30 each year.
• Supplemental Deadline Alert: You only have 60 days to appeal supplemental or escape assessments—missing this window means missing your chance.
• Tax Savings Opportunity: A successful appeal can reduce your assessed value and potentially lower your annual property tax bill.

At Icon, we don’t just understand property taxes — we redefine how property owners navigate them. With billions of dollars in reductions secured and a track record of success across California, we are trusted by homeowners, investors, and Fortune 500 companies alike to deliver results where it counts most: your bottom line.

California’s property tax system is anything but simple. Property values fluctuate, assessments can be inconsistent, and many owners are left paying more than they should, often without realizing they have the right to challenge it. Knowing when and how to appeal can mean the difference between overpaying for years and securing fair taxation. But timing is everything. Missing the window to appeal could lock you into an inflated assessment until the next cycle — and in some cases, much longer.

In this piece, we’ll be discussing the California property tax appeal deadline — what it is, how it works, and why staying ahead of it can protect your financial interests.

Understanding The California Property Tax Appeal Process

In California, property owners are taxed based on the assessed value of their property, which is determined annually by the county assessor. If you believe your property has been overassessed — meaning the assessed value is higher than its actual market value — you have the legal right to challenge it through an appeal.

The appeal process is in place to ensure fairness and accuracy in the property tax system. It allows property owners to present evidence that their property has been incorrectly valued. This could be due to market declines, property damage, or inaccurate data used in the valuation.

Appeals are handled by your county’s Assessment Appeals Board or a local hearing officer, depending on the type of appeal. Whether you’re a homeowner or a commercial property owner, understanding how the process works is the first step toward potentially lowering your tax bill.

Critical Deadlines For Appealing Property Taxes In California

The California property tax appeal deadline depends on the type of property and the county in which it’s located. However, there are two general filing periods property owners need to be aware of:

• Regular Assessment Appeal Period: For most counties, the regular filing period to appeal a property’s assessed value is July 2 to November 30 each year. This window applies to the regular annual assessment on your property tax bill.
• Supplemental Or Escape Assessments: If you receive a supplemental or escape assessment notice — often issued after a change in ownership or completion of new construction — you have 60 days from the date printed on the notice to file an appeal. 

Missing these deadlines means you’ll have to wait until the next appeal period to contest your assessed value, potentially costing you another year of overpaid taxes. If you’re unsure about the exact deadline for your county, it’s always best to check with your local county assessment appeals board or consult a property tax expert like Icon, who can help you stay on track.

How To Determine If You Should File An Appeal

Before proceeding with the appeal process, it is essential to evaluate whether you have a strong case. Not every assessment is worth disputing, and filing without a solid reason may result in wasted time and effort.

Compare Assessed Value With Market Value

Start by comparing your property’s assessed value (found on your tax bill) to its current market value. If similar properties in your neighborhood sell for significantly less than your assessed value, that’s a red flag.

Look For Errors In Your Property Record

Sometimes the county assessor uses incorrect data — like the wrong square footage, number of bedrooms, or improvements — which can inflate your valuation. Reviewing your property characteristics report can uncover such errors.

Consider Changes In The Property

Have there been issues like structural damage, zoning changes, or other factors that reduce your property’s value? These can be legitimate grounds for an appeal.

How And Where To File Your Property Tax Appeal

Filing a property tax appeal in California is done at the county level, so the exact steps can vary slightly depending on your property. However, the general process is similar statewide.

Step 1: Obtain And Complete The Application

Download the Application for Changed Assessment from your county’s Assessment Appeals Board website. This form requires information such as your property’s parcel number, the current assessed value, and your opinion of its market value.

Step 2: Submit Within The Filing Period

Make sure you file your application during your county’s designated appeal window. Late submissions are not accepted, so don’t wait until the last minute.

Step 3: Prepare Supporting Documentation

Substantial evidence is essential to make a compelling case during your appeal. You should gather documentation such as recent sales of comparable properties (comps), independent appraisals, photos, inspection reports, and repair estimates for any property damage. These materials help demonstrate that your assessed value may not accurately reflect your property’s actual market value.

Step 4: Attend The Hearing (If Necessary)

Once your appeal is filed, you may be scheduled for a hearing before the Assessment Appeals Board. You’ll present your case, and the board will decide to adjust your property’s value.

Common Mistakes To Avoid During The Appeal Process

While the appeal process is fairly straightforward, many property owners make avoidable mistakes that can hurt their chances of a successful outcome. Here are the most common ones to watch out for:

Missing The Deadline

This is the biggest — and most costly — error. If you miss the California property tax appeal deadline, your appeal won’t even be considered, and you’ll be stuck with your current tax bill for another year.

Submitting Weak Or No Evidence

An opinion isn’t enough. You need concrete data to support your case, such as comparable sales, a professional appraisal, or photos of property defects. Without solid evidence, the appeals board is unlikely to reduce your assessment.

Using Inaccurate Comparables

If you submit sales data from properties that aren’t truly comparable — for example, from different neighborhoods or with significantly different features — your argument will lose credibility.

Not Understanding The Process

Each county has its own forms, procedures, and deadlines. Failing to follow the correct local process could result in a dismissed appeal.

Going It Alone Without Expert Help

The appeal process can be technical. Many property owners choose to work with firms like Icon, which know how to navigate county systems and make a compelling case for a reassessment.

How Icon Can Help You Navigate The Appeal Process

Navigating California’s property tax appeal system can feel overwhelming, especially if you’re unfamiliar with real estate valuation, deadlines, or county-specific procedures. That’s where Icon comes in.

At Icon, we specialize in helping property owners challenge overassessed property values and potentially reduce their tax burdens. With deep experience across California counties, we know how to:

• Accurately assess your property’s true market value
• Gather the right evidence and documentation
• Prepare and file your appeal correctly and on time
• Represent you in hearings if necessary

Whether you own a single-family home or a portfolio of commercial properties, Icon offers personalized support every step of the way. Our goal is simple: make the appeals process easier and more effective for you.

With our expert guidance, you don’t have to worry about costly mistakes or missed opportunities — just a fair assessment and potentially lower taxes.

Final Thoughts

If you believe your property has been overvalued, don’t wait — knowing the California property tax appeal deadline is essential. Missing it could mean another year of paying more than you should.

Take the time to review your assessment, understand your rights, and gather the proper evidence. Whether you’re a homeowner or a commercial property investor, filing a timely and well-prepared appeal can make a real financial difference.

And if you’re unsure where to start or want to improve your chances of success, Icon is here to help. We make the process less stressful, more strategic, and focused on getting you results.

Frequently Asked Questions About The Deadline To Appeal Property Taxes In California

What happens if I appeal my property taxes and lose?

If your appeal is unsuccessful, your property’s assessed value remains unchanged, and you’ll continue paying taxes based on that value. There are no penalties for filing an unsuccessful appeal, but you won’t be able to appeal again until the next assessment cycle unless new circumstances arise.

Can I appeal my property taxes every year in California?

Yes, California property owners can appeal their property tax assessments annually during the designated filing period if they believe their assessments are inaccurate.

Are property tax appeals public record in California?

Yes, most property tax appeal documents and outcomes are public record and may be accessible through your county’s Assessment Appeals Board office or website.

Is there a fee to file a property tax appeal in California?

Most counties in California do not charge a filing fee for residential property tax appeals. However, some counties may charge fees for commercial properties or expedited hearings. It’s best to confirm with your local assessment appeals board.

Can I appeal my taxes if my home value decreased after purchase?

Yes, if your home’s market value drops below the assessed value, you may have a valid reason to file an appeal, even if the decrease occurred shortly after you purchased the property.

Will appealing my property taxes trigger a reassessment?

Only the specific year and valuation under appeal will be reviewed. Unless evidence supports it, it does not trigger a full reassessment or increase your property value.

Can someone else file a property tax appeal on my behalf?

Yes, a property tax consultant, attorney, or authorized representative can file the appeal for you, provided they have the proper authorization forms signed by you.

How long does it take to receive a decision after filing a tax appeal?

Decisions can take anywhere from a few months to over a year, depending on the county’s workload and whether your appeal proceeds to a hearing.

What if I miss the 60-day deadline for a supplemental or escape assessment appeal?

Unfortunately, if you miss the 60-day deadline, you cannot appeal that specific supplemental or escape assessment. You’ll need to wait for the next annual assessment period if applicable.

Does filing an appeal stop me from having to pay my tax bill?

No, filing an appeal does not delay or suspend your obligation to pay your current tax bill. If your appeal is successful, any overpaid amount is typically refunded.