Homeowners across the San Fernando Valley and nearby Simi Valley should review their 2026–27 secured property tax accounts before December 10, 2026. In California, the first installment became due November 1. It becomes delinquent if the county does not receive the payment—or if a mailed payment is not properly postmarked—by the applicable December 10 deadline.
This timing matters in Sherman Oaks, Altadena, Chatsworth, Granada Hills, Porter Ranch and West Hills, which are in Los Angeles County, as well as Simi Valley in Ventura County. Although the counties use separate payment systems, official guidance from both counties follows the same basic first-installment calendar.
Why December 10 Matters
The California State Board of Equalization identifies November 1 as the date the first installment of secured property taxes is due and December 10 as the date unpaid first installments become delinquent. Los Angeles County specifically states that its 2026–27 first installment must be received or USPS postmarked on or before December 10, 2026.
After the delinquency deadline, both Los Angeles and Ventura County materials describe a 10% penalty on the unpaid first installment. Waiting until the final day can create avoidable risk if an online payment fails, a bank transfer is delayed or a mailed envelope receives a late postmark.
Homeowners should use only the official county tax-collector website shown on their bill. Property-tax scam messages and unofficial payment websites can look convincing, especially near major deadlines.
Check Whether Your Mortgage Company Is Paying
If your mortgage payment includes an impound or escrow account for taxes, your lender may send the annual secured property tax payment. Do not assume that a deduction from your mortgage account means the county has posted the payment. Review the lender's transaction history and then verify the county payment record when available.
If the payment has not posted, contact the lender early enough to investigate before December 10. The county tax collector cannot explain how an individual mortgage servicer handles an escrow account.
This check is especially important after a recent purchase, refinance, loan transfer or change of mortgage servicer. Keep copies of the bill, lender statements and payment confirmations.
Annual and Supplemental Bills Are Different
California buyers can receive a supplemental property tax bill after a change in ownership or new construction. A supplemental bill is separate from the regular annual secured bill and may have different payment and delinquency dates.
Mortgage lenders do not always pay supplemental bills from an impound account. New homeowners should therefore review every tax notice rather than assuming the lender will handle it. Confirm the bill number, property address, installment amount and deadline directly with the appropriate county.
If you recently bought a home, compare this tax review with your closing records and ongoing ownership budget. Our San Fernando Valley communities guide can also help you keep local property information organized by area.
A California Assistance Program Is Currently Open
The California State Controller's 2026–27 Property Tax Postponement Program is accepting applications from October 1, 2026, through February 10, 2027. The program may allow an eligible homeowner who is at least 62, blind or disabled to defer current-year property taxes on a principal residence.
Current published criteria also include total household income of $57,002 or less, at least 40% equity in the property and no reverse mortgage. Applicants must satisfy all requirements. Funding is limited and applications are processed on a first-come, first-served basis.
Postponement is not forgiveness. Approved amounts must eventually be repaid, the state secures repayment with a lien, and the current published interest rate is 5% per year. The State Controller also warns that applying does not protect an owner from penalties if the application is not approved. Homeowners considering this program should review the official instructions and contact the State Controller or county tax collector about timing.
A Five-Minute Property Tax Review
Before December 10, homeowners can take these practical steps:
Locate the official 2026–27 annual secured property tax bill.
Confirm whether the first installment is unpaid, scheduled or already posted.
If taxes are escrowed, verify the lender's payment and the county's payment history.
Check separately for supplemental, corrected or adjusted tax bills.
Save receipts, confirmation numbers and USPS proof of timely mailing.
Use official county and state websites for assistance or payment information.
Owners in Sherman Oaks, Chatsworth, Granada Hills, Porter Ranch, West Hills, Altadena and Simi Valley should use the county portal that applies to the property's location.
Planning to Buy or Sell?
Property taxes are one part of the broader cost and timing picture for homeowners. Buyers should budget for annual and possible supplemental taxes, while sellers should keep current bills and payment records available for escrow and transaction questions.
If you are considering a move, request a personalized home valuation or contact EH WORLDWIDE REALTY for local real estate guidance. We can help you organize the real-estate side of your plan and direct tax questions to the appropriate county, lender or qualified tax professional.
This article is for general educational purposes and is not legal, tax or financial advice. Program requirements, deadlines and funding can change. Verify information with the responsible government agency and your own qualified advisers.
