School bonds
Common — 0.05-0.15% of assessed value
Local school district bonds funding capital improvements (new schools, renovations). Active in most Ventura County districts. Typical addition: $500-1,500/year on a $1M property.
Ventura County · Money & taxes
Property Taxes in Ventura County — How They Actually Work
California's Prop 13, Mello-Roos, supplemental taxes, and what you'll actually pay on a Ventura County home in 2026.
Jason Walters, REALTOR® — 22 years in Ventura County. Last reviewed 2026-05-04.
Property taxes in California operate under Proposition 13, which caps the base tax rate and limits annual assessment increases. On top of the Prop 13 base, local bonds and Mello-Roos special districts add varying amounts depending on the property. Understanding the breakdown lets you accurately estimate annual tax burden before you buy.
This guide covers the Prop 13 base rate, how reassessment works at sale, supplemental tax bills, Mello-Roos, the California payment schedule, and how to estimate your specific tax bill on any property.
Proposition 13 — the base of California property tax
Proposition 13 (passed 1978) caps California property tax at 1% of assessed value, with the assessment fixed at the purchase price. Annual assessment increases are capped at 2% per year regardless of how much the property's market value rises. This is the single most important fact about California property tax: your tax burden is set when you buy, not by how the market moves afterward.
When you buy a property, the assessor reassesses it at your purchase price. If the previous owner bought in 1990 at $300K and you buy in 2026 at $1.2M, your assessment jumps from $300K (with 36 years of 2%-cap increases) to $1.2M. This produces the supplemental tax bill (covered below).
There are exceptions: parent-child transfers (under specific Prop 19 rules), spousal transfers, and certain trust transfers can preserve the old assessment. Most arms-length sales trigger reassessment.
Local bonds and assessments (the 0.1-0.3% addition)
On top of the Prop 13 base 1%, local jurisdictions add bonds and assessments that fund schools, water districts, fire, etc. These typically add 0.1-0.3% to your effective rate, depending on the specific jurisdictions covering the property.
Water and sanitation districts
Common — 0.02-0.10% of assessed value
Calleguas Municipal Water District (most Ventura County), United Water Conservation District, and various sanitation districts. Typical addition: $200-1,000/year on a $1M property.
Fire and emergency services
Common — 0.03-0.08% of assessed value
Ventura County Fire Protection District. Typical addition: $300-800/year on a $1M property.
Parks, lighting, and other special districts
Variable — 0.01-0.05% of assessed value
Local parks districts (PVRPD in Camarillo, Conejo Recreation and Park District, etc.), street lighting districts, and miscellaneous special districts. Vary by jurisdiction.
Mello-Roos (the big variable)
Mello-Roos special tax districts are the most variable property tax line item. Some Ventura County properties have $0 in Mello-Roos; others have $3,000-$6,000+/year. Mello-Roos is concentrated in newer master-planned communities (Riverpark Oxnard, Dos Vientos Newbury Park, Spring Valley Camarillo, Sycamore Plaza Simi Valley, parts of Oak Park, parts of Country Club Estates Moorpark).
Riverpark (Oxnard)
Common Mello-Roos — typically $1,200-$3,600/year
Most Riverpark homes have meaningful Mello-Roos that funds the master-planned community's schools, parks, and infrastructure.
Dos Vientos (Newbury Park)
Common Mello-Roos — typically $1,500-$3,500/year
Funds Dos Vientos schools and integrated community amenities. Varies by specific subdivision within the master plan.
Spring Valley (Camarillo)
Common Mello-Roos — typically $2,000-$4,000/year
Newer Camarillo construction with higher Mello-Roos than older Mission Oaks or Old Town.
Country View / Stonegate (Oak Park)
Variable Mello-Roos — typically $1,500-$3,500/year
Newer Oak Park master-planned communities with Mello-Roos funding OPUSD school capital improvements.
Older established neighborhoods
Typically no Mello-Roos
Pre-1980s neighborhoods in Camarillo, Oxnard, Ventura, Simi Valley, etc. generally don't have Mello-Roos. Verify on any specific property.
The supplemental tax bill (one-time post-purchase)
When your property is reassessed at purchase price, you owe the difference between the previous owner's assessment and your new assessment for the partial year between purchase date and the next regular assessment cycle. This shows up as a supplemental tax bill, typically arriving 60-90 days after closing.
Example: Previous owner's assessment was $400K (1% = $4,000/year). You buy at $1.2M (1% = $12,000/year). The supplemental bill catches up the difference for the ~6 months you owned before the next regular fiscal year, roughly $4,000. Subsequent years are at the new $12,000 rate (with 2% annual cap).
California property tax payment schedule
California property tax is paid in two installments per year:
First installment
Due November 1, delinquent December 10
Covers July 1 through December 31 of the fiscal year. Half of your annual property tax. 10% penalty if not paid by December 10.
Second installment
Due February 1, delinquent April 10
Covers January 1 through June 30 of the fiscal year. Other half of your annual property tax. 10% penalty if not paid by April 10.
Most lenders escrow taxes
Monthly impound through your mortgage
If your loan-to-value is over 80%, most lenders require tax impound — your monthly payment includes 1/12th of annual property tax, and the lender pays the bill twice a year. This protects the lender's collateral.
How to estimate your specific property tax
On a property you're considering, multiply your purchase price by 1.0-1.3% to get a realistic annual property tax range:
Older established neighborhood (no Mello-Roos)
Estimate: 1.05-1.15% of purchase price
Old Town Camarillo, central Ventura, central Simi Valley, established Thousand Oaks. Standard Prop 13 base + minor local bonds.
Newer master-planned with Mello-Roos
Estimate: 1.15-1.30% of purchase price
Riverpark, Dos Vientos, Spring Valley, Country Club Estates Moorpark, Sycamore Plaza, parts of Oak Park. Standard base + local bonds + Mello-Roos special tax.
Verify exact numbers
Methods
Pull the property's current tax bill (public record via Ventura County Assessor) and apply your purchase price. Title companies provide tax projections during escrow. Many Ventura County listings disclose total tax rate in the MLS remarks.
Good to know
Frequently asked questions
What is the property tax rate in Ventura County?
Standard Prop 13 base rate is 1% of assessed value. Local bonds and assessments add 0.1-0.3%. Mello-Roos (where applicable) adds another 0.1-0.5%. Effective total typically runs 1.05-1.30% of purchase price. On a $1M home, that's $10,500-$13,000/year depending on property specifics.
How much will I pay in property taxes if I buy a $1M Camarillo home?
Roughly $11,000-$13,000/year for an older Camarillo home (no Mello-Roos), or $12,000-$14,500/year for a newer Spring Valley or master-planned home with Mello-Roos. Specific amounts vary; pull the property's current tax bill or get a title company estimate during escrow.
What is Prop 13?
California Proposition 13 (passed 1978) caps the property tax base rate at 1% of assessed value and limits annual assessment increases to 2% per year. Properties are reassessed at purchase price when they sell. The combination produces a meaningful tax benefit for long-term owners and a step-up for new buyers.
When is property tax due in California?
Two installments. First installment is due November 1, delinquent December 10 (10% penalty after). Second installment is due February 1, delinquent April 10. Most homeowners with mortgages have their lender impound taxes monthly and pay the installments on the homeowner's behalf.
What is a supplemental tax bill?
A one-time bill that catches up the property tax difference between the previous owner's assessment and your new assessment (purchase price), for the partial year between your closing and the next regular assessment. Typically arrives 60-90 days after closing. Plan for an additional 0.5-1% of purchase price as a one-time cost in the year you buy.
Are property taxes deductible on federal taxes?
Yes, with limitations. The State and Local Tax (SALT) deduction is capped at $10,000/year combined (state income tax + property tax + sales tax). High-property-tax + high-California-income households often hit the cap. Mello-Roos special assessments are generally NOT deductible (treated as funding specific local benefits, not general government). Consult a CPA.
Can my property tax go up significantly if my home appreciates?
No, under Prop 13. Annual assessment increases are capped at 2% per year regardless of market appreciation. If you bought at $1M in 2026, your maximum 2027 assessment is $1.02M (1% = $10,200), regardless of whether the market value moves to $1.3M. The tax burden is locked at purchase.
What is Mello-Roos and is it tax-deductible?
Mello-Roos is a special property tax district funding infrastructure (schools, parks, roads) in newer developments. It's added on top of standard property tax. Generally NOT deductible on federal taxes (treated as funding specific local benefits rather than general government). Adds $1,000-$6,000+/year to total carrying cost in covered neighborhoods. See our [Mello-Roos guide](/guides/mello-roos-ventura-county) for details.
Can my parents transfer their low Prop 13 assessment to me?
Under Proposition 19 (passed 2020), parent-child transfers can preserve the parent's lower assessment ONLY if the child uses the property as their primary residence within 12 months and the property is worth less than $1M above the parent's assessed value. Investment properties no longer qualify. The rules are complex; consult an estate-planning attorney for your specific situation.
What happens if I don't pay my property taxes?
10% penalty after the delinquency date for each installment. Continued non-payment leads to property tax sale (typically after 5 years of delinquency in California). The county can sell your property at tax-defaulted property auction. Don't ignore property tax bills — even a partial payment plan with the county is better than non-payment.
Are senior homeowners exempt from property tax?
California offers limited senior exemptions (Property Tax Postponement program for very low-income seniors). The Senior Citizen's Replacement Dwelling Benefit (Prop 60/90, now Prop 19) lets homeowners 55+ transfer their existing tax base to a new home anywhere in California once in their lifetime, subject to value limits. Not a true exemption but meaningful tax relief for downsizing seniors.
How does property tax work with a new construction home?
Builders typically estimate the new assessed value and impound taxes accordingly. After your first year, you'll receive a supplemental tax bill catching up the actual assessed value. Mello-Roos in master-planned communities is typically established up front — verify the specific Mello-Roos amount on any new-construction property before closing.
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Jason Walters, REALTOR®. California DRE #01467130. Walters Group Real Estate, eXp Realty of California, Inc., DRE #01878277.