Q: When are El Dorado County property taxes due for FY 2025-2026?
A: The first installment is due November 1, 2025, and the second installment is due February 1, 2026. You can pay both installments by December 10, 2025, to avoid the February payment.
Q: What tax credits are available and do they require application?
A: The primary credit is the Homeowner's Exemption, which reduces your assessed value by $7,000 (saving approximately $50+ annually). This requires annual application with the Assessor's Office. Additional exemptions may be available for disabled veterans, seniors with limited income, and non-profit organizations, all requiring separate applications and qualification verification.
Q: How does the Homeowner's Exemption work?
A: The Homeowner's Exemption provides a $7,000 reduction in assessed value for your primary residence. You must own and occupy the property as of January 1st and file Form BOE-266 annually. This is not automatic and must be applied for each year to maintain the benefit.
Q: How often is my property reassessed?
A: Under Proposition 13, your property is only reassessed to current market value upon change of ownership or completion of new construction. Otherwise, assessed value can only increase by a maximum of 2% annually, regardless of market value changes.
Q: How do I appeal my property assessment?
A: Assessment appeals must be filed with the El Dorado County Assessment Appeals Board between July 2 and September 15 (or within 60 days of receiving a Notice of Assessed Value). You'll need evidence that your property's assessed value exceeds its fair market value.
Q: What are the penalties for late payment?
A: A 10% penalty is added to the first installment if paid after December 10, and 10% plus 1.5% monthly interest is added to the second installment if paid after April 10. Properties become tax-defaulted after June 30 if taxes remain unpaid.
Q: Can I pay my property taxes online?
A: Yes, El Dorado County offers online payment through their official website. You can pay by electronic check or credit card, though credit card payments may include processing fees. Payments can also be made by phone or in person at the Tax Collector's office.
Q: What are special district taxes and Mello-Roos assessments?
A: Special district taxes fund specific services like fire protection, street lighting, or landscaping in your area. Mello-Roos assessments are voter-approved taxes in Community Facilities Districts, typically in newer developments, that fund infrastructure and services. These vary significantly by location within El Dorado County and appear as separate line items on your tax bill.
