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What happens if I fall behind on property taxes in California?

The county cannot sell your home right away. For most homes, the tax collector gets the power to sell five or more years after the taxes go into default. You can usually stop a tax sale by paying what is owed in time or by starting a payment plan before the deadline. If you are 62 or older, blind, or have a disability, the state may let you postpone this year's taxes.

By Guillermo Serafin, broker and owner of Serve First Realty. Updated October 2026.

Is a tax sale the same as a mortgage foreclosure?

No. A tax sale is run by your county tax collector, and it has its own rules. It can happen even if your mortgage is paid up. If your mortgage company pays your taxes for you through an escrow account, ask it in writing whether your taxes are current.

How long before the county can sell my home?

  • For most homes, the county gets the power to sell five or more years after the taxes go into default.
  • For some commercial property that is not a home, it can be three years.
  • The clock starts on the legal default date, which may not be the day you missed your first payment.
  • Disasters and other special cases can change the timing. Ask your county tax collector for your exact dates.

What notice will I get before a tax sale?

The tax collector generally mails a certified notice 45 to 120 days before the planned sale. It tells you about the sale, the amount needed to pay off the taxes, the deadline to pay, and your right to any extra money if the home sells for more than is owed. Keep your mailing address current with the county so you do not miss it.

How can I stop a tax sale?

  • Pay in full. You can generally pay off the taxes, called redeeming, until the close of business on the last business day before the sale starts.
  • For an online auction, the deadline is tied to when the auction starts, not when it ends.
  • If you mail a payment, the county must receive it before the deadline. A postmark is not enough.
  • Call your county to confirm its exact cutoff time. Counties may have different office hours.
  • Ask about a payment plan. You generally must sign up before 5 p.m. on the last business day before the county gets the power to sell. Missing plan payments can end the plan, and there are limits on starting again.

Who can postpone property taxes?

The California State Controller's Property Tax Postponement program lets some homeowners put off paying this year's property taxes. You must:

  • Be 62 or older, or blind, or have a disability.
  • Own the home and live in it as your main home.
  • Have at least 40 percent equity in the home.
  • Have total household income of $57,002 or less (based on 2025 income).
  • Not have a reverse mortgage on the home.

How the postponement works

  • It covers current-year taxes only. The state will not pay taxes that are already behind or in default. You still owe those, but you may still qualify for this year's taxes.
  • It is a loan, not a gift. The state places a lien on your home. The Controller's office lists the interest rate as 5 percent simple interest per year, which is $50 a year for every $1,000 postponed.
  • You must repay it when you move, sell, refinance, or get a reverse mortgage, or if you let future taxes or other senior liens fall behind. It also comes due at death, unless a spouse, registered domestic partner, or other qualified person still lives there.
  • It does not lower your monthly mortgage payment.
  • Apply between October 1, 2026 and February 10, 2027. Money is limited and handed out first come, first served, so not everyone who qualifies may be approved. Apply early.
  • Call the State Controller at 800-952-5661, email postponement@sco.ca.gov, or visit the Property Tax Postponement page.

What if my home was already sold at a tax sale?

If the home sold for more than was owed, you may have a right to the extra money. The tax sale notice explains this right. See our guide on claiming surplus funds. If you have a reverse mortgage, read our seniors and reverse mortgages guide, because unpaid taxes can also lead to a reverse mortgage foreclosure.

General information, not legal advice. Sources: California Revenue and Taxation Code sections 3691, 3701, 3707, and 4217; California State Controller, Property Tax Postponement Program Fact Sheet, 2026-27 Program Flyer, and 2026-27 Application Package.

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