Santa Monica Property Tax 2026: Rates, Payments & Appeal

Santa Monica Property Tax 2026 reflects the 1.22% rate reported for the city and incorporates the Los Angeles County assessor office Santa Monica responsibilities, such as issuing assessment notices and maintaining the parcel tax Santa Monica CA map. Homeowners can verify exact amounts by using the Santa Monica property tax calculator online, which pulls data from the Los Angeles County Assessor portal (https://maps.assessor.lacounty.gov) and shows the impact of exemptions for seniors, Mello‑Roos fees, and any vacation rental tax obligations. The tax bill must be paid by the standard California due dates—typically November 1 for the first installment and February 1 for the second—though the city also accepts payment plans and offers a property tax relief program for qualifying residents. For questions, the Santa Monica tax collector phone number is listed on the city website, and the Los Angeles County Office of the Assessor can be reached at (213) 974‑3211 for direct assistance.

Santa Monica Property Tax appeal procedures allow owners to challenge an assessment before the September 15 deadline by filing the appropriate form with the Assessment Appeals Board, referencing the assessment notice explanation Santa Monica provides. Successful appeals often cite historical Santa Monica property tax trends, comparable sales, or errors in parcel classification, which can lower both residential and commercial rates. If a lien is placed, property tax delinquency penalties in Santa Monica may include a 10% surcharge plus additional fees, but a refund process exists for overpayments once the issue is resolved. Real estate tax deductions Santa Monica homeowners claim on federal returns depend on the final assessed value, so staying current with the payment schedule and understanding exemption options is critical for financial planning.

Search Santa Monica City Property Tax

Santa Monica property tax records are managed by the Los Angeles County Office of the Assessor, which maintains the official assessment roll for every parcel within city limits. To begin a search, visit the Los Angeles County Assessor public portal at https://maps.assessor.lacounty.gov and enter the Assessor Identification Number (AIN) or full street address into the search bar.

After you submit the search, the system displays the parcel’s assessed value, year of last assessment change, exemption status, and a link to the property tax bill. From this record, you can review the assessment notice, check the parcel map, and follow the link to the Treasurer-Tax Collector payment page. The portal also lets you download the most recent assessment data, view historical sale prices, and confirm whether any supplemental assessments apply to the parcel.

1. Open https://maps.assessor.lacounty.gov in your browser.
2. Type the AIN or street address in the search field and press enter.
3. Select the correct parcel from the result list to open the full record.
4. Review the assessed value, exemption flags, and parcel map on the detail page.
5. Use the linked Treasurer-Tax Collector page to view or pay the current bill.

Santa Monica Property Tax Rate Structure

The reported Santa Monica property tax rate sits at approximately 1.22% of assessed value, which is higher than the Los Angeles County effective rate of about 0.70%. This difference reflects the specific combination of overlapping taxing agencies that apply to parcels inside the city limits. Each parcel pays a base 1% rate under Proposition 13 plus voter-approved local levies for schools, parks, library, and special districts.

Because Santa Monica sits within the Santa Monica-Malibu Unified School District and the City of Santa Monica, parcels here carry a unique overlay of local bonds and parcel taxes. These extra levies raise the total effective rate above the county average. The composite rate includes general obligation bonds, community college fees, water districts, and any active Mello-Roos community facilities districts that cover the parcel.

Role of the Los Angeles County Assessor

The Los Angeles County Office of the Assessor, led by Assessor Jeff Prang, sets the assessed value of every property in Santa Monica under the rules of Proposition 13. The Assessor issues the annual assessment notice, applies exemptions, and maintains the parcel map. Property owners can contact this office directly at (213) 974-3211 or by email at helpdesk@assessor.lacounty.gov to ask about valuation methods, exemption denials, or assessment corrections.

Each July, the Assessor mails an assessment notice that lists the prior year’s value, the new proposed value, and the date the change becomes effective. The notice also identifies any exemptions currently on file, such as the Homeowners’ Exemption or Disabled Veterans’ Exemption. If the new value reflects a change in ownership or new construction, the notice includes a transfer date or a supplemental event number.

Note: Effective March 26, 2026, the Assessor’s North District office in Sylmar has closed. North District public services and operations have temporarily moved to the headquarters location in Downtown Los Angeles. Assistance remains available by phone, online, or at the temporary in-person location.

• Office name: Los Angeles County Office of the Assessor
• Official website: https://assessor.lacounty.gov
• Public search portal: https://maps.assessor.lacounty.gov
• Main phone: (213) 974-3211
• Email: helpdesk@assessor.lacounty.gov
• Assessor: Jeff Prang

Using the Online Property Tax Calculator

Property owners can estimate their annual bill using a Santa Monica property tax calculator online, which pulls data from the Assessor portal and applies the local rate. The estimator requires the parcel’s assessed value, which appears on the most recent assessment notice or on the public parcel detail page at https://maps.assessor.lacounty.gov. The calculator multiplies the value by the combined rate and subtracts any active exemptions to produce a projected bill.

For a more precise figure, the calculator should factor in any Mello-Roos special taxes, school parcel taxes, and community facilities district levies tied to the specific tract. Some tools allow the user to enter the parcel number and pull the exact stack of levies from county records. The output includes both the secured annual tax and any supplemental assessments pending on the parcel.

1. Locate the parcel’s assessed value on the assessment notice or assessor portal.
2. Enter the value into the calculator along with the parcel number if available.
3. Select Los Angeles County and confirm the city as Santa Monica.
4. Add any known exemptions such as Homeowners’ or Veterans’ Exemptions.
5. Review the total projected bill, including any special district charges.

Santa Monica Property Tax Due Dates and Bill Payment

Santa Monica property tax bills follow the California statewide calendar, with two secured installments each year. The first installment is due November 1 and becomes delinquent after December 10. The second installment is due February 1 and becomes delinquent after April 10. Late payments trigger a 10% penalty plus a $20 cost per parcel, with no grace period, and may accrue interest on the unpaid balance.

Owners can pay the secured property tax bill online, by mail, or in person through the Los Angeles County Treasurer-Tax Collector. The Treasurer accepts electronic checks, credit cards, debit cards, and paper checks mailed with the payment stub. Online payments through the county portal may carry a small convenience fee depending on the payment method selected.

Property Tax Exemptions for Seniors and Relief Programs

Qualifying senior homeowners in Santa Monica may claim the California Homeowners’ Exemption, which reduces the assessed value by $7,000 and lowers the annual tax bill. The exemption applies to owner-occupied primary residences, and a separate claim form must be filed with the Assessor. Once granted, the exemption stays active as long as the owner continues to occupy the home as the primary residence. The last day to timely file a claim for the homeowners’ exemption is February 15 each year.

Beyond the standard exemption, low-income seniors, blind persons, and disabled veterans may qualify for property tax relief through state programs. The Property Tax Postponement Program allows qualifying seniors to defer payment of their annual bill until the property is sold or transferred, with February 10 being the last day to file a claim for postponement. Disabled veterans with a service-connected disability rating of 100% may receive a full exemption on the basic levy under specific conditions.

• Homeowners’ Exemption: $7,000 reduction in assessed value
• Disabled Veterans’ Exemption: $4,000 base reduction, with enhanced amounts for 100% disability
• Property Tax Postponement: Defer payment for low-income seniors age 62 or older
• Disabled Access Construction Exemption: Partial exclusion for accessibility upgrades
• Church, Religious, and Welfare Exemptions: Apply to qualifying nonprofit properties

How to Appeal a Santa Monica Property Tax Assessment

A property tax appeal allows an owner to challenge the Assessor’s valuation when the enrolled value exceeds the market value as of the lien date. In California, the regular filing season opens July 2 and closes November 30 for properties on the current secured roll. Applications filed after the standard window may still qualify under decline-in-value provisions through September 15 of the following year for properties on the supplemental roll.

To file an appeal, the owner or an authorized agent must submit an Assessment Appeal Application to the Los Angeles County Assessment Appeals Board. The application must identify the parcel, the contested value, and the basis for the appeal. Supporting evidence typically includes comparable sales, income data for income-producing properties, or documentation of any defects affecting market value.

1. Confirm the filing window and gather evidence of market value as of January 1.
2. Download the Assessment Appeal Application from the Assessment Appeals Board website.
3. Complete all required fields, including the requested reduced value and the reason for appeal.
4. Attach supporting evidence such as comparable sales or a professional appraisal.
5. File the application with the Assessment Appeals Board before the posted deadline.

Residential and Commercial Property Tax Comparisons

Residential parcels in Santa Monica are assessed under the same Proposition 13 rules as commercial parcels, but the bill often differs because of the underlying value and the stack of special levies. A typical single-family home may carry a lower effective rate than a retail storefront if the home is in a tract without Mello-Roos fees. Commercial properties sometimes face additional voter-approved school and infrastructure bonds that apply to all parcels in the district.

Owners of commercial properties can also request the County to consider income, expense, and vacancy data as part of the valuation review. An income approach is often the strongest evidence for a value reduction on apartments, retail centers, and office buildings. The Assessor reviews the submitted data and may revise the enrolled value before the hearing, which can lead to a withdrawal of the appeal.

Condo Property Tax Rates in Santa Monica

Condo property tax rates in Santa Monica follow the same overall structure as single-family homes, with a 1% base rate plus local levies. Because many condo complexes were built in specific decades, owners may pay a Mello-Roos community facilities district tax for original construction of streets, utilities, and amenities. These special taxes appear as a separate line item on the secured bill and remain active for a fixed term, typically 20 to 30 years from formation.

Condo owners also pay the regular share of school bonds, water district charges, and city parcel taxes. The total effective rate for a specific condo depends on the specific subdivision and any active CFD number assigned to the tract. Checking the assessment detail page at https://maps.assessor.lacounty.gov reveals the specific parcel number, which can be used to identify the CFD overlays on the parcel.

• Confirm the parcel number on the most recent assessment notice.
• Search the parcel at https://maps.assessor.lacounty.gov.
• Note any CFD or special tax codes listed on the detail page.
• Cross-check the CFD tax amount on the Treasurer-Tax Collector payment page.
• Plan for the tax to step down or expire based on the original formation date.

Mello-Roos Fees and Special Assessments

Mello-Roos fees apply to parcels within an active Community Facilities District formed under the Mello-Roos Community Facilities Act of 1982. In Santa Monica, these districts often fund original infrastructure for new subdivisions, including streets, lighting, water lines, sewer connections, parks, and school facilities. The tax is added to the secured property tax bill and collected by the Treasurer-Tax Collector alongside regular levies.

Buyers of property within a CFD should review the disclosure documents the seller provides at close of escrow. These documents outline the maximum annual special tax, the remaining term, and the annual escalation factor. The CFD tax may also include a step-down clause, where the rate drops once specific bonds are paid off but continues for ongoing services.

Vacation Rental Tax Obligations

Owners who rent a Santa Monica property as a vacation rental face a separate transient occupancy tax collected by the City of Santa Monica. The vacation rental tax is not part of the property tax bill and does not appear on the secured roll issued by the County. Vacation rental operators must register with the City, collect the tax from guests, and remit the proceeds on a monthly or quarterly schedule as required by the municipal code.

The City of Santa Monica enforces short-term rental rules that limit the number of days a residential property can be rented each year. Operators who exceed the cap face fines, license revocation, and a lien placed on the property for unpaid transient occupancy tax. Property owners who hold a valid short-term rental permit should review their permit terms each year to stay in compliance with the local ordinance. Santa Monica City Hall is open 7:30 a.m. to 5:30 p.m. Monday through Thursday, and alternating Fridays.

Property Tax Delinquency, Liens, and Penalty Schedule

When a property tax installment goes unpaid past the delinquent date, the Treasurer-Tax Collector adds a 10% penalty plus a $20 cost per parcel. The delinquent amount also accrues interest at the legally set rate, calculated from the delinquent date until the balance is paid in full. After five years of continuous delinquency, the Treasurer may start a tax-defaulted parcel sale to recover the unpaid balance.

Once a lien is recorded against the parcel, the lien stays attached to the property and can affect future sales, refinances, and title transfers. Buyers and lenders can review the lien status through the County’s parcel detail system before closing a transaction. Clearing a lien requires payment of the original tax, all penalties, interest, and any associated recording fees.

Payment Plans and Refund Procedures

The Los Angeles County Treasurer-Tax Collector offers a Five-Year Installment Plan for property owners who face financial hardship or hold a senior, blind, or disabled status. The plan allows the owner to pay the delinquent balance in equal monthly installments over five years, with interest calculated on the unpaid portion. The property must be the owner’s primary residence, and a one-time enrollment fee applies.

If a property owner has overpaid a tax bill, the Treasurer-Tax Collector issues a refund for the overage after the close of the fiscal year. The owner may also request a refund in writing if the bill included an exemption that was on file but not applied. Refunds can be issued as a paper check or applied as a credit to the next year’s tax bill at the owner’s request.

1. Confirm the overpayment using the parcel detail page and payment history.
2. Submit a written refund request to the Treasurer-Tax Collector.
3. Include supporting documents such as the canceled check or receipt.
4. Choose between a paper refund or a credit to the next year’s bill.
5. Track the refund status through the Treasurer’s online portal.

Historical Property Tax Trends in Santa Monica

Historical Santa Monica property tax trends show steady growth in the total taxes collected, driven by rising assessed values and the addition of new voter-approved school and infrastructure bonds. Because Proposition 13 caps the annual increase in the base assessed value at 2% per year, the underlying value rises slowly unless the property changes ownership or new construction occurs. The largest single source of bill growth has been the addition of school and city parcel taxes over the past decade.

Data published by the California State Board of Equalization shows that countywide assessed values have continued to climb over the past decade, with sharp upticks during periods of strong sales activity. Santa Monica’s coastal location and tight housing supply have pushed the underlying value of many parcels well above the county median, which in turn raises the dollar amount of the bill even when the rate stays flat.

Property Tax Increase Forecast

The property tax increase forecast for the coming cycle depends on the consumer price index change for the prior fiscal year, which sets the maximum annual increase for the Proposition 13 base. Local agencies may also place new parcel taxes on the ballot, and any approved measure would add to the total bill beginning the next fiscal year. The Santa Monica-Malibu Unified School District and the City of Santa Monica may both pursue parcel tax measures in coming cycles.

Forecasters at the state level also track assessed value growth as a leading indicator of property tax revenue. If local sales prices fall, future bills may grow more slowly, or even decline under Proposition 8 when the market value drops below the factored base year value. The Assessor applies the lower of the two when calculating the bill, which provides some relief during market downturns.

Real Estate Tax Deductions and Federal Filing

Homeowners who itemize deductions on their federal income tax return may claim a deduction for the property taxes paid during the tax year. The deduction covers all real estate taxes paid on the parcel, including the secured property tax bill, supplemental assessments, and any special district levies. The Tax Cuts and Jobs Act caps the combined deduction for state and local taxes at $10,000 per return, which affects higher-value Santa Monica properties.

Investment property owners may also deduct the property tax on rental units, as long as the property generates taxable income. The deduction flows through Schedule E of Form 1040 and reduces the net rental income reported for the year. Vacation rental owners should track only the deductible portion of the bill, since the transient occupancy tax is a business expense rather than a real estate tax.

Accessing Parcel Maps and Jurisdiction Boundaries

The parcel map and jurisdiction boundary data for Santa Monica parcels are available through the Los Angeles County Assessor GIS portal at https://maps.assessor.lacounty.gov. The interactive map shows parcel lines, parcel numbers, taxing agency boundaries, and CFD overlays. Users can zoom to street level, toggle layers on and off, and print a custom map for use in an appeal or a real estate transaction.

For a closer review of the jurisdiction map, the property owner can contact the Los Angeles County Registrar-Recorder/County Clerk to pull a copy of the recorded parcel map or tract map. The Registrar-Recorder maintains historical maps for subdivisions filed in the county and provides copies for a small fee. Document recording data, including grant deeds and deeds of trust, are also available through this office. Contact details for the Registrar-Recorder should be verified through the official County website, as they were not provided in the verified source material.

Department Contact Information and Office Locations

Property owners in Santa Monica work with the Los Angeles County Office of the Assessor for valuation, exemptions, and assessment appeals, while the Los Angeles County Registrar-Recorder/County Clerk maintains recorded documents and parcel maps. The Treasurer-Tax Collector handles bill issuance and payment. Note that the Assessor’s North District office in Sylmar closed effective March 26, 2026, with those services temporarily relocated to the Downtown Los Angeles headquarters.

For general property tax questions, the most direct path is to call the Assessor’s office at (213) 974-3211 during business hours or to email helpdesk@assessor.lacounty.gov. Both offices also provide online services through their official portals, which can answer many common questions without a phone call. Santa Monica City Hall is open 7:30 a.m. to 5:30 p.m. Monday through Thursday, and alternating Fridays.

• Los Angeles County Office of the Assessor: https://assessor.lacounty.gov
• Los Angeles County Assessor Public Search Portal: https://maps.assessor.lacounty.gov
• Assessor Main Phone: (213) 974-3211
• Assessor Email: helpdesk@assessor.lacounty.gov
• Assessor: Jeff Prang
• Los Angeles County Registrar-Recorder/County Clerk: Contact details should be verified on the official County website
• Santa Monica City Hall: 1685 Main Street, Santa Monica, CA 90401 (open 7:30 a.m. to 5:30 p.m. Monday through Thursday, and alternating Fridays)

Frequently Asked Questions

Santa Monica property tax affects every homeowner, renter and business in the city. Knowing the tax rate, payment options, exemptions and appeal steps helps you stay on budget and avoid penalties. Below are the most common questions residents ask about the 2026 tax bill and how to handle it.

What is the Santa Monica property tax rate for 2026 and how is it calculated?

The Los Angeles County Assessor lists Santa Monica’s combined rate at about 1.22 percent of the assessed value. To estimate your bill, multiply the county‑assessed value by 0.0122. For example, a home assessed at $800,000 would owe roughly $9,760 for the year. The rate includes the base 1 percent set by Proposition 13 plus local school, fire and municipal levies. Use the online calculator on the Assessor’s portal at https://maps.assessor.lacounty.gov for a quick, precise figure.

When are the 2026 Santa Monica property tax payments due?

California splits property taxes into two installments. The first installment is due November 1, 2026, and must be paid by December 10, 2026. The second installment is due February 1, 2026, with a deadline of April 10, 2026. Late payments incur a 10 percent penalty plus a $20 charge per parcel. Pay online, by eCheck, or send a check to the Los Angeles County Treasurer‑Tax Collector at 500 West Temple Street, Room 225, Los Angeles, CA 90012.

How can I appeal a Santa Monica property tax assessment?

Start by requesting a copy of your Assessment Notice from the Assessor’s office. If the value seems too high, file a Prop 8 informal appeal using form RP‑87 before the deadline listed on the notice, usually within 60 days of receipt. Submit the form by mail or in person to 500 West Temple Street, Room 225. Include recent sales data for similar homes and any evidence of damage or improvement that lowers value. The county will review and may adjust your assessment.

What exemptions are available for seniors or disabled owners in Santa Monica?

Santa Monica follows the state’s Homeowners’ Exemption, which reduces the taxable value by $7,000. Seniors 65 and older and disabled veterans may qualify for additional exemptions that lower the assessed value further. To claim, file the appropriate form with the Assessor before the filing deadline noted on your notice, typically early November. Proof of age or disability must accompany the application. Approved exemptions appear on your next tax bill, reducing the amount you owe.

Where can I pay my Santa Monica property tax bill and who should I contact for help?

Payments go to the Los Angeles County Treasurer‑Tax Collector. Pay online at the county’s website, by phone at (213) 974‑3211, or mail a check to the address listed above. For questions about your bill, call the Treasurer‑Tax Collector’s help line at the same number. If you need assessment details, reach the Assessor’s office at (213) 974‑3211. Both offices provide online chat and email support during business hours.