Are you trying to make sense of Glendale property taxes and wondering why your bill changes after you buy? You are not alone. LA County’s system is clear once you know the rules, but the timing of bills and supplemental assessments can surprise even seasoned owners. In this guide, you will learn exactly how taxes are calculated, when bills are due, what happens after a purchase or remodel, and how to check parcel‑specific details for homes in Glendale, La Crescenta and Montrose. Let’s dive in.
Prop 13 basics you should know
California’s Proposition 13 sets the foundation for how your Glendale property is taxed. Your base property tax rate is 1% of the county’s assessed value, plus any voter‑approved local assessments, parcel taxes or bonds. Your assessed value typically starts with your purchase price, called the “base‑year value.”
From there, the Assessor can adjust that base value each year for inflation, capped at 2%. A change of ownership or new construction usually triggers reassessment to current market value. That reassessment is what often leads to supplemental tax bills after you close.
How LA County bills Glendale owners
LA County follows a July 1 to June 30 fiscal year. The Treasurer and Tax Collector bills secured property taxes in two installments each year:
- First installment: Due Nov 1 (delinquent Dec 10)
- Second installment: Due Feb 1 (delinquent April 10)
You will receive one annual bill that covers both installments. If your loan uses an impound account, your lender collects funds monthly to pay the county on schedule. If not, you pay the county directly.
For current calendars, parcel bill lookup and payment options, visit the LA County Treasurer and Tax Collector. You can find due dates and payment tools on the county’s website at the Treasurer and Tax Collector.
What shows up on a Glendale tax bill
A typical Glendale bill includes:
- Base tax: 1.000% of the county assessed value.
- Voter‑approved bonds and parcel taxes: School bonds, city or district measures, and other local items approved by voters. These appear as separate line items and are added on top of the 1% base.
- Special district taxes/Mello‑Roos: Also listed as separate items if applicable. Some newer communities or annexed areas include Community Facilities District (CFD) obligations.
Because these additions vary by parcel, two similar homes in different Glendale micro‑neighborhoods can have different total tax amounts. Always review the most recent bill during escrow and confirm any recurring assessments.
Change of ownership, new construction and reassessment
When you buy a home or complete qualifying new construction, the Assessor typically reassesses the property to current market value. This can lead to:
- A new base‑year value for your ongoing annual tax bill.
- One or more supplemental assessment bills that reflect the difference between the prior assessed value and your new assessed value for the portion of the fiscal year after your purchase.
These supplemental bills arrive separately from your regular November and February installments. They can show up weeks or months after closing, so plan ahead.
To review assessed values, exemption status, and program information, use the LA County Assessor online tools at the Assessor’s office.
Supplemental tax bills explained
A supplemental assessment bridges the gap between the seller’s old assessed value and your new value for the time you own the home in the current fiscal year. Depending on when you close, you might receive:
- A supplemental bill for the remainder of the current fiscal year, and
- A second supplemental bill for the next fiscal year if the reassessment date affects both periods.
Who pays these bills is contractual. In many LA County transactions, regular taxes are prorated in escrow based on the closing date, and supplemental taxes tied to the sale are discussed and negotiated. Your escrow officer can explain typical approaches, including holdbacks to cover expected supplemental bills. Confirm the plan in your purchase agreement.
A quick numbers illustration
Suppose the prior assessed value was $400,000 and you buy at $800,000. Your new assessed value becomes roughly $800,000. The base 1% tax would be $8,000 per year. If local voter‑approved assessments add about 0.10% ($800), your total might be around $8,800 per year, or roughly $733 per month. Any supplemental bill would be prorated based on how much of the fiscal year remains after your closing. Actual figures vary by parcel and by the specific assessments tied to the property.
Closing timeline and what to expect
Use this simple snapshot to anticipate bill timing around your Glendale purchase.
| Step | What happens |
|---|---|
| Offer accepted to closing | Escrow pulls a preliminary tax status report and the most recent bill. You and the seller agree how to prorate regular taxes and who handles supplemental taxes. |
| Closing day | Regular taxes are prorated in escrow. If needed, escrow may hold funds to cover potential supplemental bills. |
| Weeks to months after closing | The Assessor issues supplemental assessment(s). The Treasurer and Tax Collector sends separate supplemental bill(s) to the current owner of record. |
| Ongoing | Your regular annual bill still arrives in the fall with the two installments due in Nov and Feb. Any supplemental bills have their own due dates. |
Prop 19: portability and family transfers
Proposition 19 updated two important areas in 2021:
- Portability for eligible owners: If you are 55 or older, severely disabled, or a victim of wildfire or natural disaster, you may be able to transfer your lower taxable value to a new primary residence in California, subject to timing, value limits, and other conditions.
- Parent‑to‑child and grandparent‑to‑grandchild transfers: The rules are narrower than before. Some primary residence transfers can still qualify for limited exclusion from reassessment, but many transfers that used to be excluded now trigger reassessment.
These programs are complex. Review current guidance and forms with the LA County Assessor and consult a tax professional if you are planning a move or a family transfer. You can start with program overviews at the LA County Assessor.
Mello‑Roos, parcel taxes and Glendale specifics
Mello‑Roos (CFD) taxes and other special assessments can be a meaningful part of your annual obligation. These are recorded against specific communities or districts and appear as separate lines on your tax bill. Glendale, La Crescenta and Montrose homes commonly carry voter‑approved school bonds or city measures that vary by parcel.
Before you buy, ask to see the preliminary title report and the latest tax bill to identify any recurring special assessments. If you already own, review your fall bill to confirm all line items and due dates.
How to look up your parcel and pay
- For assessed value details, exemptions, and supplemental assessment notices, search your parcel at the LA County Assessor.
- For billing calendars, online bill pay, and installment or delinquency dates, use the Treasurer and Tax Collector.
County staff can answer parcel‑specific questions, and your escrow officer can explain how taxes will be handled during a purchase or sale.
Buyer and owner action checklist
- Ask for the most recent property tax bill during escrow and review all line items.
- Confirm who will pay any supplemental taxes in your purchase agreement. If needed, discuss escrow holdbacks with your officer.
- Verify whether the parcel has Mello‑Roos or other special assessments in the preliminary title report.
- Note the regular due dates: Nov 1 and Feb 1, with delinquency dates of Dec 10 and April 10.
- If you may qualify for Prop 19 portability or plan a family transfer, contact the LA County Assessor for program guidance and speak with a qualified tax professional.
- Set aside funds for possible supplemental bills after closing, especially if your purchase price is higher than the seller’s old assessed value.
The bottom line for Glendale
Property taxes in Glendale follow clear statewide rules, but the extras matter. The 1% base rate is only part of your total, since voter‑approved local items and special districts add to your bill. After a purchase or remodel, expect supplemental assessments that arrive on a different timeline than your regular bills. With the right plan in escrow, and by checking parcel data early, you can budget with confidence and avoid surprises.
If you want tailored guidance on a Glendale purchase, sale, or transfer, reach out to our team. For a personal plan and market‑smart strategy, connect with John Kostrey.
FAQs
How are Glendale property taxes calculated under Prop 13?
- Your base tax is 1% of the assessed value, plus any voter‑approved bonds, parcel taxes, and special district assessments listed on your bill.
When are LA County property tax installments due for Glendale homes?
- The first installment is due Nov 1 and is delinquent Dec 10; the second is due Feb 1 and is delinquent April 10.
What is a supplemental property tax bill after buying in Glendale?
- It is a separate bill that charges the prorated difference between the seller’s old assessed value and your new value for the remaining fiscal year.
Who typically pays supplemental taxes in a Glendale home sale?
- It is negotiated in the purchase agreement; escrow often prorates regular taxes and sets terms for any supplemental bills or holdbacks.
Can I transfer my low property tax to a new Glendale home under Prop 19?
- Some eligible owners can transfer taxable value to a replacement primary residence, subject to timeframes, value limits, and other conditions.
How do I check my Glendale parcel’s assessed value or exemptions?
- Use the LA County Assessor’s online tools to search your parcel and view assessed values, exemptions, and supplemental notices.
Where can I pay my Glendale property tax bill or verify due dates?
- Use the LA County Treasurer and Tax Collector website for payment options, calendars, and parcel bill lookup.
