Your 2025–2026 California property tax bill is officially live. Bills are now online and arriving by mail, and—just like every year—the County will NOT notify you if you forget to pay.
Bottom line:
Think of December 10 and April 10 as your real deadlines. But those are FIRM, with very limited exceptions, and “I didn’t get my bill” is NOT an exception to late penalties.
For Newport Beach, Costa Mesa, and Orange County homeowners, staying on top of your tax deadlines is critical. With home values routinely soaring into the millions across our coastal communities, a missed payment isn’t a small mistake… it’s a 10% penalty that can cost you thousands.
Let’s break down what you need to know.
2025–2026 Deadlines: The Real Dates to Remember
Even though your bill says something confusing like:
“First installment is due November 1 and must be paid by December 10 to avoid penalties.”
Here’s what that actually means:
- First installment:
Due November 1
Penalty-free until December 10, 2025 - Second installment:
Due February 1
Penalty-free until April 10, 2026
The County phrases it as “due November 1” because—technically—that’s the legal due date under state law. But they provide a grace period through December 10 before imposing penalties. It’s confusing for homeowners, but it allows the tax offices to standardize billing rules statewide, align with government accounting cycles, and keep uniformity across counties.
Bottom line:
Think of December 10 and April 10 as your real deadlines. But those are FIRM, with very limited exceptions, and “I didn’t get my bill” is NOT an exception to late penalties.
Orange County Homeowners: View & Pay Your Bill Online
You can review and pay your 2025–2026 secured property tax bill here:
https://taxbill.octreasurer.gov/
Most homeowners pay their taxes electronically now—fast, easy, and avoids mail delays. Just remember:
- E-check is usually free or low cost
- Credit cards often carry service fees
- Don’t wait until 11:59 p.m. to pay
(Systems crash. Cards fail. Murphy’s Law is real.)
You can also sign up for email/text reminders at the Orange County Treasurer-Tax Collector website.
Why You MUST Pay Even If You Never Got Your Bill
This catches people every year. It’s also one of the most painful property tax truths:
Not receiving your bill is NOT a valid excuse.
The County has:
- zero obligation to remind you,
- zero obligation to resend a lost or misdelivered bill, and
- no sympathy for “I didn’t get it.”
Penalties apply regardless.
Think of it like your IRS tax return—nobody sends you a reminder notice. Property taxes work the same way.
If you didn’t receive your bill, check online immediately and pay from there.
High Penalties for High-Value Homes
In Newport Beach, Eastside Costa Mesa, Corona del Mar, Newport Coast, Dover Shores, and Bayshores—where $3–8 million home values are common—penalties can be brutal.
A 10% penalty on a $40,000 annual tax bill?
That’s a $4,000 mistake for missing a deadline by even a single day.
Don’t give the County free money.
Why This Matters for Our Clients — Prop 19, Transfers & Estate Matters
As a real estate attorney + broker team with a deep focus on tax matters, we often see property tax missteps derail:
- Inheritance transfers
- Trust and estate sales
- Parent-child (and grandparent-grandchild) transfers
- LLC-owned property compliance
- Homeowners using Prop 19 base-year transfers
If you’re navigating any of these, call us. Property tax issues can become expensive fast—and preventable with the right planning.
We work with homeowners and trustees across Newport Beach, Costa Mesa, and the broader Orange County coastal communities to stay compliant, avoid penalties, and protect long-term tax bases.
Sources
- California Revenue and Taxation Code
- Orange County Treasurer-Tax Collector (2025–2026 Tax Bill Notices)
- California State Board of Equalization Property Tax Rules
- Proposition 19, Proposition 13, Proposition 58, Proposition 193 Guidance
- Official County Assessor Publications
Questions or Need Help?
Thinking of selling California real estate? We’d love the opportunity to assist. We provide full-service sales and property management in Newport Beach, Costa Mesa, and the surrounding areas.
If you are seeking to sell or professionally manage your home in Newport Beach, Costa Mesa, or nearby communities, call or email anytime for a free brief consultation:
info@lucas-real-estate.com
949-478-1623
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About the Author
Devin R. Lucas is a Real Estate Broker, REALTOR®, and Real Estate Attorney specializing in Newport Beach, Costa Mesa, and Orange County coastal communities.
Courtney Lucas, a licensed CPA, Real Estate Salesperson, and REALTOR®, provides expert financial insight along with real estate services.
Together, they lead Lucas Real Estate, operating in partnership with Coldwell Banker Newport Beach and the Coldwell Banker Global Luxury program.
We offer unmatched expertise in California real estate sales, property management, tax matters, and property tax rules—including Propositions 13, 58, 193, 60, 90, and Proposition 19.
If you’re selling a property, exploring a traditional listing, seeking a buyer’s agent, or evaluating property management services, we’re here to help—free of charge.
For matters requiring real estate legal analysis—private family sales, Prop 19 questions, gifting strategies, LLC structuring, capital gains planning—schedule a paid one-hour consultation via Zoom or phone:
Lucas Real Estate is a full-service brokerage offering residential representation, legal services, and strategic tax planning—all under one roof.
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The content on this blog is for informational purposes only. Nothing on this blog should be construed to be legal advice, and you should not act or refrain from acting on the basis of any content on this blog without seeking appropriate legal advice regarding your particular situation, from an attorney licensed to practice law in your state. The content on this blog is not guaranteed to be correct, complete, or up to date. Devin R. Lucas’ office is in Newport Beach, California and is only licensed to practice law in California. Please be advised that Devin R. Lucas only provides legal services or advice pursuant to a written legal services agreement. The content on this blog is not intended to, and does not, create an attorney-client relationship between you and Devin R. Lucas, nor does our receipt of an email or other communication from you. Some jurisdictions may consider this site to constitute attorney advertising; accordingly, please be advised this is an advertisement.
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