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Updated 2025 Tax Year

Inyo County
Property Tax Guide

Everything you need to know about property taxes in Inyo County, CA. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
1.0% to 1.3% of assessed value (varies by Tax Rate Area and special districts)
1st Due
Nov 1
2nd Due
Feb 1
Exemptions
5+ Available
Section 1

How Property Tax Works

Inyo County property taxes are administered by the County Assessor and Auditor-Controller's office, providing essential funding for local services including schools, fire protection, law enforcement, and county operations. Located in eastern California along the Nevada border, Inyo County operates under California's Proposition 13 framework, which establishes a base tax rate of approximately 1% of assessed value with annual assessment increases capped at 2%.

Property tax rates in Inyo County vary by location within the county due to special taxing districts, bonds, and assessments that apply to specific Tax Rate Areas (TRAs). The effective tax rate typically ranges from 1.0% to 1.3% of assessed value, depending on which special districts serve your property. Properties are reassessed to current market value only upon sale or significant new construction, making California one of the most stable property tax environments in the nation.

Tax bills are issued annually and divided into two installments, with specific due dates that property owners must meet to avoid penalties. The county's assessment and collection process follows state guidelines while addressing the unique needs of this rural, mountainous region that includes communities from Bishop to Lone Pine.

Section 2

What Makes Up Your Tax Bill

The FY 2025-2026 property tax rates for Inyo County are determined by Tax Rate Area (TRA), as final rates are set by the Board of Equalization. Below is the typical rate structure:

ComponentRate RangeDescription
Base County Rate~1.00%Core county services, schools, state-mandated allocations
School Bonds0.01% - 0.15%Local school district bond payments
City Bonds0.00% - 0.10%Municipal bonds (incorporated areas only)
Special Districts0.00% - 0.20%Fire protection, water, sewer, lighting districts
Total Effective Rate1.00% - 1.30%Varies by TRA location

Rates vary significantly based on your property's Tax Rate Area (TRA). Properties within incorporated cities like Bishop may have additional municipal assessments, while rural properties may be subject to different special district taxes. For your exact rate, consult the TRA map on the Inyo County Auditor-Controller's website or contact the office at (760) 878-0292.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Inyo County, property taxes are due in two installments:

First Installment
Nov 1
Delinquent after Dec 10
Second Installment
Feb 1
Delinquent after Apr 10
Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Inyo County are triggered by two main events: change of ownership or completion of new construction. When property changes hands, the county reassesses it from the prior owner's Proposition 13-protected assessed value to current market value (typically the purchase price). New construction is assessed based on the added value of improvements.

The supplemental tax represents the difference between what was already billed under the old assessment and what is owed under the new, higher assessment. This is calculated on a pro-rated basis for the portion of the tax year remaining after the triggering event. Supplemental bills are issued separately from regular annual tax bills and have their own payment due dates.

For example, if you purchase a $500,000 home in January that was previously assessed at $300,000, you would receive a supplemental bill for the tax difference on $200,000 of additional assessed value, pro-rated for the remaining months of that tax year. Inyo County has experienced processing delays for supplemental bills from 2019-2023, so property owners should budget for these potential additional tax obligations even if bills arrive late.

Example Calculation

Below are three property tax examples for Inyo County, assuming a 1.15% effective tax rate and standard homeowner exemption (requires application):

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Homeowner Exemption Applied: -$7,000
  • Net Taxable Value: $293,000
  • Annual Tax (1.15%): $3,370
  • Monthly Escrow: $281

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Homeowner Exemption Applied: -$7,000
  • Net Taxable Value: $593,000
  • Annual Tax (1.15%): $6,820
  • Monthly Escrow: $568

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Homeowner Exemption Applied: -$7,000
  • Net Taxable Value: $993,000
  • Annual Tax (1.15%): $11,420
  • Monthly Escrow: $952

Note: The $7,000 homeowner exemption requires annual application and saves approximately $70-80 annually. Actual rates vary by Tax Rate Area. Veterans and seniors may qualify for additional tax credits with separate applications.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Inyo County require property tax escrow accounts to ensure timely payment of tax obligations. Your lender collects 1/12 of your estimated annual property tax with each monthly mortgage payment, holding these funds in escrow until tax installments are due. The lender then pays your property taxes directly to Inyo County on your behalf.

Property taxes in Inyo County are due December 10th for the first installment and April 10th for the second installment. Lenders typically pay a few days before these deadlines to ensure timely receipt. You should receive a copy of your tax bill for your records, even when paid through escrow. If your assessment changes due to reassessment, bond elections, or special assessments, your lender will adjust your monthly escrow payment accordingly.

It's important to verify that your escrow payments are sufficient and made on time. Contact your lender immediately if you receive delinquency notices, and monitor your annual escrow analysis to ensure adequate funding. You can verify payments were received by checking with the Inyo County Auditor-Controller's office or through their online payment portal.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are Inyo County property taxes due for FY 2025-2026? A: The first installment is due December 10, 2025, and the second installment is due April 10, 2026. A 10% penalty applies to late payments.

Q: What tax credits are available and how do I apply? A: The homeowner exemption provides a $7,000 assessed value reduction (saving ~$70-80 annually) and requires annual application to the Assessor's office. Veterans may qualify for additional credits with separate applications. Most credits are NOT automatic.

Q: How does the homestead exemption work in California? A: California doesn't have a traditional homestead credit. The homeowner exemption reduces assessed value by $7,000. Proposition 13 caps annual assessment increases at 2% for all properties, but this is automatic and doesn't require filing.

Q: How often are properties reassessed? A: Properties are reassessed to market value only upon change of ownership or new construction. Otherwise, assessed values can increase maximum 2% annually under Proposition 13.

Q: What are the penalties for late payment? A: A 10% penalty applies immediately after each due date. Additional penalties and interest accrue monthly, and properties can eventually be sold at tax sale for delinquent taxes.

Q: Can I pay property taxes online? A: Yes, Inyo County offers online payment options for secure tax bills, unsecured tax bills, and supplemental tax bills through the Auditor-Controller's website.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Inyo County Assessment Appeals Board, typically between July 2nd and September 15th of the assessment year.

Q: What if I receive a supplemental tax bill? A: Pay it promptly as these have separate due dates from regular tax bills. Supplemental taxes result from ownership changes or new construction and are prorated for the remaining tax year.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
County
BOE Tax Rate Area Maps – Inyo County 2025boe.ca.gov
02
County
Inyo County Supplemental Assessment Practices Surveyboe.ca.gov
03
County
Property Tax Administration | Inyo County Californiainyocounty.us
04
Tax Doc
2025-2026 Secured Annual Property Tax & New Payment ...inyocounty.us
05
Tax Doc
2025-2026 Secured Annual Property Tax 1st Installment Due ...inyocounty.us
06
Tax Doc
Deadline for Second Installment of Property Taxes is April 10 ...inyocounty.us
07
Tax Doc
CLAIM FOR HOMEOWNERS' PROPERTY TAX EXEMPTIONinyocounty.us
08
County
Assessor | Inyo County Californiainyocounty.us
09
State
Homeowners' Exemption - California State Board of Equalizationboe.ca.gov
10
County
County of Inyoinyocounty.us
All sources verified as of 2025 Tax Year

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