When Are Real Estate Taxes Due? A Homeowner’s Guide

Robert Jones • February 19, 2026

When Are Real Estate Taxes Due? A Homeowner’s Guide

One of the key financial responsibilities of owning property in California is paying real estate (or property) taxes. Unlike some expenses that come monthly or quarterly, California property taxes follow a specific schedule that many homeowners find confusing — especially new buyers. Here’s a clear breakdown of when real estate taxes are due in California, why those dates matter, and what happens if you miss them.


1. The California Tax Year Cycle

In California, the property tax “fiscal year” (or tax roll year) runs from July 1 through June 30 of the following year. This means that when you pay property taxes, you are pre-paying for a portion of that fiscal cycle.


2. Two Installments, Two Due Dates

Property taxes in the state are collected in two equal installments. 
  • The first installment is due on November 1. 
  • The second installment is due on February 1. 
If you prefer, you can pay the entire year’s tax liability when the first installment becomes due.


3. Delinquency (Late Payment) Deadlines
 
To avoid penalties, it’s not enough to pay “on” the due date — you also need to watch the delinquency date. For many California counties:
  • The first installment becomes delinquent if not paid by December 10 at 5:00 p.m. (or close of business). 
  • The second installment becomes delinquent if not paid by April 10 at 5:00 p.m. (or close of business). 
If either installment is unpaid past those delinquency dates, a 10% penalty is typically added. California State Board of Equalization


4. Why These Dates Matter
 
Understanding these tax dates is more than just bookkeeping. There are real, practical consequences:
  • If you don’t pay on time, not only do you face penalties, but catching up can be cumbersome — especially if you have multiple properties.
  • For new homeowners, these deadlines affect your escrow planning. Mortgage lenders often collect property tax funds monthly (via escrow), but you still need to know when the bills come and when they’re due.
  • For investors or landlords, knowing the schedule helps you plan cash flow and potentially avoid late fees or cash crunches.

5. Additional Considerations
  • Supplemental Property Tax Bills: If you recently bought or made significant improvements to a property, you might receive a supplemental tax bill — and its schedule could differ from regular secured taxes.
  • Unsecured Taxes: These refer to property taxes not secured by real property (e.g., business personal property) and may have different due dates. 
  • Appeals: If you believe your property is over-assessed, counties generally have an “assessment appeal” period. In many counties, appeals run from July 2 through either September 15 or November 30, depending on location. 
  • Payment Options: Most county tax collectors let you pay online, by mail, or in person. If you miss the bill in October/November (when secured property tax bills are typically mailed), you can request a duplicate. 

6. Bottom Line
 
For most California homeowners, real estate taxes are due in two installments: November 1 and February 1. If you miss the “safe window” (December 10 for the first, April 10 for the second), you’ll likely face a 10% penalty. Keeping track of these dates isn’t just good practice — it helps you avoid unnecessary fees and ensures smooth financial planning.