California

Understanding the California Property Tax Protest Cycle

Every year, California property owners receive their new assessed value—and too often, it’s higher than it should be. At Resolute, we help you challenge that assessment and lower your property tax bill. Our work is commission-only: if we don’t win you a reduction, our service is completely free.

Prop 13: The Foundation of California Property Taxes

Under Proposition 13, your property’s assessed value can only increase by a maximum of 2% per year. However, when the market cools or property values dip, many owners continue paying taxes based on values that are far too high. That’s when Proposition 8 comes into play.

Prop 8: Relief When Property Values Fall

Proposition 8 gives you the right to request a temporary reduction in your assessed value when your property’s market value falls below the county’s assessment. The county won’t lower it automatically—you must file a decline-in-value appeal. That’s where Resolute steps in: we manage the entire process from analysis to filing to negotiation. You don’t pay us unless we win you savings.

Key Dates and Filing Deadlines by County

Timing is crucial in the property tax protest cycle. Each county operates on its own timeline:

San Francisco County

• Review Period: Opens in January each year (for properties not changing ownership). Informal reviews have no filing fees and are often the best method for getting large reductions.
• Formal Appeal Deadline: September 15.
• Filing Fee: $120.
• Note: Resolute can begin informal review work as early as January, allowing us to seek reductions before formal appeals open.

Los Angeles County

• Formal Appeal Deadline: November 30.
• Filing Fee: $46.
• Assessment Notices: Typically mailed in July.
• Tip: LA's long filing window makes it ideal for reviewing comps and timing appeals strategically.

Orange County

• Formal Appeal Deadline: November 30.
• Filing Fee: $0.
• Assessment Notices: Generally mailed in July.
• Tip: Orange County assessors can be conservative with reductions—filing early helps.

We’re always expanding our radius, let us know if you have properties in Counties we don’t yet service!

Why You Should Protest

Even with Prop 13 protections, assessed values often rise faster than market conditions justify. A successful appeal can:

• Cut hundreds or thousands off your annual tax bill
• Protect your property’s long-term assessed value
• Keep you from overpaying year after year
• Ensure fairness and transparency in taxation

You’ve invested in your property—make sure you’re not giving away more than you owe.