The 2026-27 Beverly Hills property tax rate is 1.189084% of assessed value in the central city's tax rate area, so a home assessed at $10 million owes about $118,908 a year before any direct assessments. When you buy, the County reassesses the home to your price and sends one or two supplemental bills on top of the annual bill.
You're budgeting the yearly and first-year property tax on a Beverly Hills or nearby Westside home before you make an offer.
At a glance
| Beverly Hills rate, TRA 2410 (2026-27) | 1.189084% |
|---|---|
| City of LA rate, TRA 67 (2026-27) | 1.185825% |
| Base rate under Prop 13 | 1% of taxable value |
| Yearly increase cap | 2% of base year value |
| Homeowners' exemption | $7,000 off taxable value |
| 1st installment delinquent | After December 10, 2026 |
estimated yearly property tax
- Ad valorem tax
- Direct assessments
- Each installment (Nov 1 and Feb 1)
- Per month
LA County Auditor-Controller, 2026-27 tax rate area rates: Beverly Hills TRA 2410 1.189084%, City of LA TRA 67 (sample points in Bel Air, Holmby Hills, Beverly Crest) 1.185825%. Direct assessments are extra and vary by parcel: read them on the parcel's bill. First-year buyers also get supplemental bills.
Beverly Hills property tax rate for 2026-27
At this price level, which side of the city line you buy on barely moves your property tax. On a $10 million home the Beverly Hills rate costs about $326 a year more than the City of LA rate next door. What moves the budget is the reassessment: your purchase price becomes the new base, and the supplemental bills that follow never appear on the seller's old bill.
Central Beverly Hills, including the flats and the City Hall area, sits in tax rate area (TRA) 2410. Its total 2026-27 rate is 1.189084%, down slightly from 1.199438% in 2025-26.
What's inside the 1.189084% rate
| Line on the TRA 2410 rate | 2026-27 rate |
|---|---|
| General levy (Prop 13) | 1.000000% |
| Beverly Hills Unified School District | 0.093324% |
| City of Beverly Hills | 0.043844% |
| Community college district | 0.043416% |
| Metropolitan Water District | 0.008500% |
| Total | 1.189084% |
Everything above the 1% general levy pays for voter-approved debt, which is why the total differs from one tax rate area to the next.
How Bel Air and Holmby Hills compare across the city line
TRA 67 is a City of Los Angeles tax rate area with sample points in Bel Air, Holmby Hills, Beverly Crest and Beverly Park. Its 2026-27 total is 1.185825%. The LA school district line is higher and the city line is lower, and the two nearly cancel out. Read the exact TRA on the parcel's own bill, because the County's map can place neighboring parcels in different areas.
Direct assessments sit on top of the rate
The annual secured bill adds direct assessments, such as special assessments and parcel charges, to the rate-based tax. The TRA rates leave them out, and they vary by parcel. We couldn't find an official list of Beverly Hills direct assessments, so read them on the current bill for the parcel you're buying.
Property tax on a $5M, $10M and $25M Beverly Hills home
These figures apply the 2026-27 rates to an assessed value equal to the price, which is where a new owner starts. They exclude direct assessments. The estimator above runs the same math for your price.
| Assessed value | Beverly Hills (TRA 2410) | City of LA (TRA 67) | Each installment, Beverly Hills |
|---|---|---|---|
| $5,000,000 | $59,454 | $59,291 | $29,727 |
| $10,000,000 | $118,908 | $118,583 | $59,454 |
| $25,000,000 | $297,271 | $296,456 | $148,636 |
The annual bill at three prices
At $25 million the gap between the two cities' rates is about $815 a year. Compare that with the one-time transfer tax, where the same line is worth $1,487,500 on a $25 million sale; our Measure ULA and transfer tax guide has that math. For property tax, the city line is a rounding error at these prices.
What the homeowners' exemption saves
If the home is your principal residence on January 1, the homeowners' exemption takes $7,000 off its taxable value. At the Beverly Hills rate that's about $83 a year. File Form BOE-266 once; it's small money, but it's yours.
How Prop 13 caps the yearly increase
Under Proposition 13 the general levy is 1% of taxable value, and the base year value can rise by no more than 2% a year. On a $10 million base the assessed value can climb to $10.2 million at most the following year, which adds up to $2,000 to the 1% levy. The base resets only on a change in ownership or new construction.
Supplemental property tax bills after you buy in Beverly Hills
A purchase, or finished new construction, triggers a supplemental assessment. It's the new market value minus the prior assessed value, prorated from the first day of the month after the event to June 30. A purchase can produce one or two supplemental bills, separate from the annual bill.
How the supplemental bill is figured
The County takes the difference between your price and the seller's assessed value and taxes it for the months left in the fiscal year. On a home the seller has held for decades, that difference is most of the price.
A worked supplemental bill
Say you close in November 2026 on a $10 million Beverly Hills home that the County assessed at $3 million. The supplemental assessment is $7 million. Prorated from December 1 to June 30, which is 7 of 12 months, at 1.189084%, the supplemental tax comes to about $48,554.
From July 1, 2027 the annual bill is figured on the full $10 million: about $118,908 at this year's rate. Redo this with your own price and the seller's assessed value from the current bill.
Budget for the overlap
Supplemental bills come on top of the annual bill, so ask your lender whether its escrow account will cover them. Plan the cash for it in your first year, alongside the jumbo payment you can model in the jumbo mortgage calculator.
When Los Angeles County property tax is due in 2026-27
The County Treasurer and Tax Collector planned to mail about 2.4 million annual secured bills by November 1, 2026. Each bill is paid in two installments.
Installment dates for 2026-27
| Installment | Due | Delinquent after close of business |
|---|---|---|
| 1st | November 1, 2026 | Thursday, December 10, 2026 |
| 2nd | February 1, 2027 | Monday, April 12, 2027 |
April 10, 2027 falls on a Saturday, which is why the second deadline moves to Monday, April 12.
Late penalties on a large bill
A late installment carries a 10% penalty, and a late second installment adds a $10 cost. On a $10 million Beverly Hills home, one late installment of $59,454 costs about $5,945. That's a calendar reminder worth setting.
Paying a large installment online
Card payments are capped at $99,999.99 per transaction with a 2.22% fee, and eChecks at $2,500,000. On a $25 million home each installment is about $148,636, above the card cap, so plan on eCheck or another method.
Prop 19 and property tax when you move or inherit
Proposition 19 changed what happens to a low Prop 13 base when an owner moves or passes a home to a child. It matters at these prices because a long-held base can be a small fraction of market value.
Moving at 55 or older
Owners aged 55 or older, or severely disabled, can carry their factored base year value to a replacement home anywhere in California. The replacement must be bought or built within 2 years of the sale, and this can be done up to three times. If the replacement costs more than the original home's market value, the difference is added to the carried value.
Parent-to-child transfers
A child keeps the parent's low assessed value only if the home becomes the child's principal residence. For transfers from February 16, 2025 through February 15, 2027, the excluded value is capped at the factored base year value plus $1,044,586. On a Beverly Hills home worth many times its old base, most of the value above that cap is reassessed. The claim must be filed within 3 years, and the homeowners' exemption within 1 year.
Property tax versus transfer tax across the Beverly Hills city line
Buyers comparing homes inside Beverly Hills with Bel Air or Beverly Park often assume the yearly tax is the big difference. It isn't. The yearly rates are within a few hundredths of a percent, while the one-time transfer tax on a $10 million sale is about $11,000 in Beverly Hills and $456,000 on the City of LA side. Our side-by-side of Beverly Hills and Bel Air sets both next to services and building rules.
Where the two rates differ line by line
The 1% general levy, the community college line and the water district line are the same on both sides. The difference sits in two lines. Beverly Hills parcels carry a larger city debt line (0.043844% against 0.012603% for the City of LA), and City of LA parcels carry a larger school line (0.121306% for the LA school district against 0.093324% for Beverly Hills Unified). The two shifts nearly offset each other, which is why the totals land so close.
What the Beverly Hills city line does change for an owner
The city line shows up in services instead. Beverly Hills runs its own fire department from three stations, rated Class 1 by the Insurance Services Office, and it bills its own water, sewer and refuse charges. Those charges are worth reading alongside the bill when you compare two homes a few hundred yards apart.
Beverly Hills property tax checklist for buyers
Work through this before you write an offer.
Before you bid
- Pull the current bill for the parcel and read its TRA and direct assessments.
- Find the seller's assessed value and estimate your supplemental bill with the method above.
- Run your price through the estimator above and add the direct assessments.
After you close
- File for the homeowners' exemption if it will be your principal residence on January 1.
- Diary December 10 and April 12, and plan how you'll pay installments above the card limit.
- Set the tax next to your other running costs; our Beverly Hills cost of living guide lists the city's water, sewer and refuse charges.
Reader check: this page explains how California property tax works and isn't tax advice. Confirm your figures, exemptions and any Prop 19 claim with a CPA or a California tax attorney, and check the parcel's bill with the County Assessor and Treasurer and Tax Collector.
Beverly Hills property tax FAQs
What is the property tax rate in Beverly Hills?
For 2026-27 the total rate in Beverly Hills tax rate area 2410, which covers the central city and the flats, is 1.189084% of assessed value. That's the 1% general levy plus voter-approved debt for the school district, the city, the community college district and the Metropolitan Water District. Direct assessments are added on top and vary by parcel.
How much is property tax on a $10 million home in Beverly Hills?
At the 2026-27 rate of 1.189084%, a home assessed at $10,000,000 owes about $118,908 a year, paid in two installments of about $59,454. Direct assessments are extra. In the first year after a purchase you'll also get one or two supplemental bills for the difference between your price and the seller's assessed value.
Is property tax lower in Bel Air than in Beverly Hills?
Slightly. The City of Los Angeles tax rate area 67, which has sample points in Bel Air, Holmby Hills, Beverly Crest and Beverly Park, has a 2026-27 rate of 1.185825%. On a $10,000,000 home that's about $326 a year less than the Beverly Hills rate. Read the exact rate area on the parcel's bill.
What is a supplemental property tax bill?
When you buy a home, the County reassesses it to your price. The supplemental bill taxes the increase over the seller's assessed value from the first day of the month after the purchase to June 30. A purchase can produce one or two supplemental bills, and they come in addition to the regular annual bill.
When is Los Angeles County property tax due?
For 2026-27, the first installment was due November 1, 2026 and becomes delinquent after close of business on December 10, 2026. The second is due February 1, 2027 and becomes delinquent after close of business on April 12, 2027. A late installment carries a 10% penalty, and a late second installment adds a $10 cost.
How much does Prop 13 let property tax rise each year?
Proposition 13 generally limits the yearly increase in a property's base year value to 2%. The general levy is 1% of that taxable value, and voter-approved debt rates are added. The base resets to market value only on a change in ownership or new construction, which is why a new buyer's bill can be far above the seller's.
Can I transfer my low property tax base to a Beverly Hills home?
Under Proposition 19, owners aged 55 or older, or severely disabled, can move their factored base year value to a replacement home anywhere in California, up to three times, if they buy or build within 2 years of selling. If the new home costs more than the old home's market value, the difference is added to the transferred base.
Sources
- Los Angeles County Auditor-Controller: Tax Rates by TRA (TRA 2410 and TRA 67, FY 2026/2027)
- Los Angeles County Assessor GIS: Tax Rate Area layer
- California State Board of Equalization: Publication 29, California Property Tax: An Overview (March 2025)
- California State Board of Equalization: Supplemental Assessment
- California State Board of Equalization: Homeowners' Exemption
- California State Board of Equalization: Proposition 19
- California State Board of Equalization: Letter to Assessors No. 2025/009
- Los Angeles County Treasurer and Tax Collector: 2026-27 Annual Secured Property Tax Bill Insert
- Los Angeles County Treasurer and Tax Collector: press release, October 1, 2026
- City of Beverly Hills: About the Fire Department
- City of Beverly Hills: Fire Stations
- City of Beverly Hills: Schedule of Taxes, Fees, and Charges FY 2026-27
- Los Angeles County Registrar-Recorder/County Clerk: Documentary Transfer Taxes
- City of Los Angeles Office of Finance: Real Property Transfer Tax and Measure ULA FAQ