Simi Valley Property Taxes Explained: How to Read Your Ventura County Tax Bill

Quick answer: A Simi Valley property tax bill starts with the 1% general levy on your assessed value, which Proposition 13 lets rise by no more than 2% a year until the home sells or has new construction. On top of that come voter-approved bonds and "direct assessments" for local districts, which vary by address. The Ventura County Tax Collector mails the bill once a year, and it's paid in two installments: for 2026-27 the first is delinquent after December 10, 2026 and the second after April 12, 2027.

We're Steve Hise and Tricia Garcia, based in Simi Valley. Here's how the bill works, using the County's and the State's own explanations.

1. Who sets your Simi Valley property tax?

Three County offices each handle one piece:

• Assessor sets the assessed value and handles exemptions, ownership changes and decline-in-value reviews. (805) 654-2181.
• Auditor-Controller applies the tax rates and sends the money to local agencies. (805) 654-3181.
• Treasurer-Tax Collector mails the bills and collects the payments. (805) 654-3744.

2. The 1% base and the 2% cap (Proposition 13)

Under Proposition 13, the general tax is limited to 1% of your property's assessed value. Your assessed value generally starts at the purchase price (your "base year value") and can go up by no more than 2% a year after that, based on the California Consumer Price Index.

The value resets when the property changes ownership or new construction is completed. That's why two similar homes on the same Simi Valley street can have very different bills: one owner bought decades ago, the other last year.

If you're 55 or older, severely disabled, or a wildfire or disaster victim, Proposition 19 may let you carry your base year value to a replacement home. We cover the rules in how Prop 19 lets you move and keep a lower property tax bill.

3. Voter-approved bonds: the part above 1%

The State Board of Equalization explains that the tax rate is 1% plus amounts needed to pay certain debts: bonds approved before July 1, 1978, bonds approved by two-thirds of voters since then, and certain local bonds approved by 55% of voters. These extra rates differ from area to area within the county.

On your bill, they're tied to your Tax Rate Area, a code for the mix of local agencies that serve your parcel. Because each area has its own bonds, two homes with the same assessed value can have different totals. The Ventura County Auditor-Controller publishes a tax rate database where you can look up the rates for a Tax Rate Area.

4. Direct assessments, Mello-Roos and CFDs

Below the bond lines, many bills list direct assessments: fixed charges from local districts that aren't based on your home's value. The County says to call the phone number printed next to each one with questions.

Some homes, often in newer tracts, are also in a Mello-Roos Community Facilities District (CFD). The Mello-Roos Community Facilities Act of 1982 lets a district issue bonds and levy special taxes to pay for public facilities and services. Those special taxes appear on the property tax bill too.

If you're selling a home with 1 to 4 units that is subject to a Mello-Roos lien (or a 1915 Act bond assessment), California Civil Code section 1102.6b requires you to make a good faith effort to get a disclosure notice about the special tax from the district and give it to the buyer. Buyers should read that notice and the current tax bill before removing contingencies. For more on the paperwork, see California seller disclosures, explained in plain English.

5. How to read the Ventura County tax bill

The annual bill shows:

• The owner of record as of January 1 (the lien date)
• The assessed value, and any exemption, such as the homeowners' exemption
• A breakdown of taxes: the 1% general levy, voter-approved taxes, and city or district direct assessments

If the coupon area says "HOMEOWNER COPY ONLY," your lender or a tax service has the original and pays it from your impound account.

6. Due dates and penalties for 2026-27

The County's Important Dates page lists the 2026-27 secured tax schedule:

• First installment: due November 2, 2026; delinquent if not paid by December 10, 2026.
• Second installment: due February 1, 2027; delinquent if not paid by April 12, 2027.

A late first installment gets a 10% penalty. A late second installment gets 10% plus a $30 cost. Taxes unpaid after June 30 go into default with more penalties. Installments must be paid in full; the Tax Collector doesn't accept partial payments. You can pay online (service fees apply), by mail with the coupon, or at the County drop box or office at 800 South Victoria Avenue in Ventura.

Not getting a bill doesn't excuse a late payment, so keep your mailing address current with the Assessor.

7. Just bought? Plan for the supplemental bill

When a home sells, the Assessor reassesses it as of the date ownership changes. The difference between your new value (generally your purchase price) and the old value becomes a supplemental assessment, prorated for the rest of the fiscal year. You may get one or two supplemental bills in addition to the regular annual bill.

Supplemental bills are mailed to you, not to your lender, even if you have an impound account. Sellers must give buyers a "Notice of Your 'Supplemental' Property Tax Bill" saying so (Civil Code section 1102.6c). Check the due dates printed on each one. If you think the new value is wrong, you have 60 days from the date of the supplemental notice to appeal. For the full timeline of a purchase, see what happens during escrow in California, week by week.

8. Ways to lower the bill

• Homeowners' exemption. If the home is your principal residence, you can claim a $7,000 reduction in assessed value, which the Assessor says saves about $70 a year. It's a one-time filing (Form BOE-266). File by February 15 for the full exemption that year.
• Decline in value (Proposition 8). If your home's market value on January 1 is lower than its assessed value, the Assessor must enroll the lower number for that year. You can request an informal review after July 1. Formal appeals with the Assessment Appeals Board are filed between July 2 and September 15. Reductions are temporary.

Selling? Property taxes are prorated in escrow; see the other costs in what it costs to sell a house in Simi Valley.

FAQ

What is the property tax rate in Simi Valley?
The general levy is 1% of assessed value. Voter-approved bond rates are added on top based on your Tax Rate Area, and direct assessments are added as fixed charges, so the total varies by address. Your tax bill shows the exact breakdown.

When are Ventura County property taxes due?
For 2026-27, the first installment is delinquent after December 10, 2026 and the second after April 12, 2027.

Does my lender pay the supplemental tax bill?
Usually not automatically. Supplemental bills are mailed to the owner, not the lender, so contact your lender to decide who pays it, or pay it yourself by the date on the bill.

How do I find out if a home has Mello-Roos?
Check the special taxes on the current tax bill and ask the seller for the Mello-Roos disclosure notice. The district's number is on the bill.

How much does the homeowners' exemption save?
It takes $7,000 off your assessed value, which the Ventura County Assessor says saves about $70 a year. File once by February 15 for the full exemption.

Buying or selling in Simi Valley?

We'll walk you through the tax bill on any home you're considering. Curious what your home is worth today? Start with What's My Simi Valley Home Worth? Thinking about listing? Schedule a call here, or call or text 805-424-6226.

Sources

• Ventura County Treasurer-Tax Collector, Important Dates: 2026-27 installment dates.
• Ventura County Treasurer-Tax Collector, Secured Taxes: Proposition 13, penalties, default.
• Ventura County Secured Annual Insert 2026/27: payment options, contacts, direct assessments, impounds.
• Ventura County Treasurer-Tax Collector, Secured Supplemental Property Tax.
• Ventura County Tax Collector, "Understanding Property Taxes . . . The Simple Story".
• Ventura County Assessor, Supplemental Assessments, New Homeowners, Homeowners' Exemption, and Decline in Value.
• California State Board of Equalization, Publication 29, California Property Tax: An Overview (March 2025).
• California State Board of Equalization, Homeowners' Exemption.
• California Department of Real Estate, Disclosures in Real Property Transactions: Civil Code sections 1102.6b and 1102.6c.

Steve Hise and Tricia Garcia, Real Estate Toolbox at eXp Realty
Steve Hise CA DRE #01702055 | Tricia Garcia CA DRE #02032007

This article is general information, not legal, tax, or financial advice. Tax rates, dates and rules can change; confirm the details for a specific property with the Ventura County Assessor, Auditor-Controller or Tax Collector, or with a CPA.