El Dorado County Property Tax Guide for Homeowners and Sellers

Last updated November 13, 2026. Reviewed by the Cash Home Buyers CA team. Dates, penalties and fees come from the El Dorado County Treasurer-Tax Collector’s FAQ; sources are listed at the end.

El Dorado County property tax is due in two installments, and a late second installment costs 10 percent plus a $38.00 charge. The first installment is due November 1 and delinquent after December 10. The second is due February 1 and delinquent after April 10. If any tax is still unpaid on June 30, it adds 1.5 percent a month and a $15.00 redemption fee. When you sell, escrow pays what is owed from your proceeds.

El Dorado County property tax at a glance

How much is property tax in El Dorado County?

The county explains that Proposition 13 limits increases in assessed value to 2 percent a year, but total taxes can rise faster because of new bonds, direct assessments or special charges. The base rate is 1 percent under state law.

A home in Cameron Park or El Dorado Hills can therefore carry different add-ons than one in Placerville or South Lake Tahoe, even at the same value. Questions about the tax rate itself go to the Auditor-Controller at (530) 621-5487.

When are El Dorado County property taxes due?

November 1 and February 1 are the due dates, and December 10 and April 10 are the last safe days. Both installments can be paid with a single check, and you may pay the second when the first is due.

• If a bill does not arrive by November 10, the penalty still applies. Look up the amount on the Tax Collector’s website or contact the office.
• Writing the parcel number on the check tells the office how to apply it.
• The county says the due date moves to the next business day, with a 5:00 p.m. cutoff in person.

El Dorado County property tax calculators

Use these to estimate your yearly bill, the price of paying late and the transfer tax on a sale. Enter the numbers shown on your own bill for the best result.

The late-cost calculator leaves out the $38.00 charge on a late second installment, so add it when you are working out a second-installment payoff.

How do I pay my El Dorado County property tax bill?

There are four routes. Online payments made through the Tax Collector’s website count as on time until midnight on the delinquency date.

A mailed payment must be postmarked by the U.S. Postal Service on or before that date, and the office suggests asking a postal clerk to stamp the envelope while you watch.

An independent delivery service is accepted when the package is deposited by the delinquency date, prepaid and delivered by 5:00 p.m. the next business day. In person payments on the last day have a 5:00 p.m. cutoff.

The county advises against bank bill pay, because those envelopes often have no postmark. If you use it, set the payment date at least 10 days early. Homeowners with a lender impound account stay responsible for confirming the payment was made, since the Tax Collector’s Office does not handle lender payments.

What happens if I don’t pay property taxes in El Dorado County?

A late first installment gets a 10 percent penalty. A late second installment gets the same penalty and a $38.00 cost. When the fiscal year ends on June 30 with taxes unpaid, 1.5 percent a month begins to accrue and a $15.00 redemption fee is added. On $4,000 of unpaid tax, that is $60 each month.

The county’s FAQ does not describe a payment plan or the five-year rule, so check with the Tax Collector before relying on either. Delinquent property is a sale risk over time, and a seller who gets ahead of it keeps more of the equity.

What is a supplemental tax bill in El Dorado County?

A supplemental bill is issued when ownership changes or new construction is finished. It goes to the owner, not the lender, and the delinquent dates differ, so read the due date on the bill itself. A change between January 1 and May 31 produces two supplemental bills.

You owe the supplemental tax for the period you owned the property, even if you have since sold it. A homeowner who just bought can claim the exemption within 30 days of the Notice of Supplemental Assessment.

How to sell a house in El Dorado County when you owe property taxes

Taxes are a lien on the property, so a sale does not require paying them first. Escrow collects the amount from the proceeds.

1. Get the amount due. Look up the parcel on the Tax Collector’s website or contact the office for the figure as of your closing date.
2. Separate the years. Ask which installments and which years are open, including any supplemental bills from earlier sales or building work.
3. Plan for transfer tax. California charges $0.55 per $500, which is $550 on a $500,000 sale. The contract decides who pays.
4. Time the closing. Closing before December 10, April 10 or June 30 avoids the next penalty on that installment.

A cash buyer does not wait on loan approval, so you can set a closing date ahead of a deadline. See how we buy houses in El Dorado County, or review the California transfer tax report.

Behind on El Dorado County property taxes? Call (424) 435-2326 or request a cash offer. It costs nothing and you are not obligated.

El Dorado County property tax FAQ

When are El Dorado County property taxes delinquent?

The first installment is delinquent after December 10 and the second after April 10, moving to 5:00 p.m. the next business day if the date falls on a weekend or legal holiday.

What is the penalty for late property tax in El Dorado County?

Delinquent installments carry a 10 percent penalty, and a delinquent second installment also has a $38.00 cost. Taxes unpaid at June 30 add 1.5 percent a month and a $15.00 redemption fee.

Can I pay El Dorado County property tax online on the last day?

Yes. Online payments through the Tax Collector’s website are accepted until midnight on the delinquency date, while in-person payments close at 5:00 p.m.

What if I never got my El Dorado County tax bill?

Not receiving a bill by November 10 does not waive penalties. Check the Tax Collector’s website or contact the office for the amount due.

Can I sell my El Dorado County house if I owe property taxes?

Yes. Escrow pays the taxes owed from your sale proceeds at closing, and the buyer receives the property with them cleared.

Sources

• El Dorado County Treasurer-Tax Collector: Frequently Asked Questions

This guide is general information, not tax or legal advice. Dates and fees can change; confirm the amount on your own bill with the El Dorado County Tax Collector.