Ventura County, CA: Property Tax Appeal Instructions (2025-26)

Key facts at a glance

The 60-second primer

Your taxable value is the lower of (1) your Prop 13 factored base-year value or (2) market value on January 1, known as the lien date. If market value is lower, you can seek a temporary Prop 8 reduction for that year. Reductions are reviewed annually and may rise more than 2 percent as the market recovers, but never above your Prop 13 track.

Every California county handles appeals differently. If you own property in multiple counties, take a look at our county-specific guides for all California counties.

New to property tax appeals? Start with the fundamentals in our Appeal 101 article, which covers the core concepts that apply across California.

The Ventura "Informal" route (Prop 8 review)

Why start here: It is free, faster than a hearing, and often resolves the gap without a board hearing.

Step 1: Confirm your enrolled value. Review your 2025-26 notice when it arrives in July. If you disagree, you can request an informal review with the Assessor.

Step 2: Build lien-date evidence. Use three to five comparable sales near January 1, 2025. Assessment appeals boards can only consider sales no later than 90 days after the valuation date. The same timing logic helps your informal packet land. For a detailed walkthrough on finding properties and making adjustments, read our guide to comparable sales.

Step 3: File the informal request. Ventura accepts Informal Decline-in-Value requests after July 1 and treats requests filed July 1 through December 31, 2025 as pertaining to the January 1, 2025 lien date. The informal review does not extend your formal appeal deadline, so protect your rights by filing a formal appeal if you are still undecided by mid-September.

Step 4: Watch the calendar. If your informal request is still pending as September approaches, file the formal appeal so you do not miss the hard deadline. For 2025, the last day to file is Monday, September 15, 2025.

The Ventura "Formal" route (Assessment Appeal)

What it is: A quasi-judicial process where an independent Assessment Appeals Board (AAB) or a Hearing Officer decides the value after both sides present evidence. Not sure whether to pursue the informal review or jump straight to a formal appeal? See our comparison of both approaches for guidance on choosing the right path.

Step 1: Know your filing window

For regular or annual assessments, the filing window is July 2 to September 15, 2025. Ventura offers electronic filing, and online filings are accepted up to 11:59 p.m. on the last day. Paper filings must be received by the Clerk or postmarked by the deadline. Applications are not accepted by email or fax.

For supplemental or escape assessments, file within 60 days of the notice mailing or postmark date, whichever is later. Calamity reassessment appeals are due within six months after the mailing of the calamity assessment.

Step 2: File the application

Use Ventura's online portal at venturacounty.gov/oaa, or mail the county's BOE-305-AH to the Clerk of the Assessment Appeals Board, 800 S. Victoria Ave., #1920, Ventura, CA 93009-1920. One application per APN and per roll year. Do not send applications by email. Properties held through trusts or LLCs require careful attention to signing authority. Check out the trustee and LLC signing guide to avoid dismissal issues.

Step 3: Choose who hears your case

Hearing Officer is available if the total assessed value is under $500,000. Properties over $500,000 may still go to a Hearing Officer if they are single-family residences, condos, co-ops, or 2-4 unit residences. If you want Findings of Fact, select the three-member AAB because Findings are not available from a Hearing Officer.

Step 4: Prepare and exchange evidence

You can request an Exchange of Information under R&T §1606 up to 30 days before the hearing. For owner-occupied single-family homes, the assessor often bears the burden of proof if you have provided the required information. Understanding what assessors actually look for helps you focus on evidence that makes a difference.

If attending in person, bring 6 paper copies of your exhibits for an AAB hearing, or 3 copies for a Hearing Officer. If attending remotely, you must email exhibits by the Thursday before the hearing and still provide the paper sets.

Step 5: Hearing day, decision, and timing

You will be sworn in, present first, then respond to questions. The AAB may increase, decrease, or sustain your assessment. The board generally has two years from a timely, complete filing to decide. You must pay tax bills on time while the appeal is pending.

DIY evidence checklist that boards actually use

Start with comparable sales bracketing the lien date, with no sale later than 90 days after January 1. Include a short grid with adjustments for living area, condition, lot, and location.

Add condition proof as of January 1: dated photos, contractor bids, permits, inspection notes.

Include a market narrative for your micro-area: list what moved the comps and why your subject sits below them.

Finally, organize everything: paginate, label exhibits, and rehearse a three-minute walkthrough.

Frequently asked questions

Do I have to pay my property taxes while I appeal?

Yes. Pay on time to avoid penalties. If you win, the County issues a refund or adjustment.

Can the board raise my value?

Yes. The AAB can increase, decrease, or leave the value unchanged based on the evidence. Many homeowners worry about this unnecessarily. Learn more about common appeal misconceptions that prevent valid challenges.

Who has the burden of proof?

In many residential cases, you do. For owner-occupied single-family dwellings and several other scenarios, the assessor carries the burden.

Where do hearings happen? Can I go remote?

AAB hearings are typically in the Board of Supervisors Hearing Room at the Government Center. Remote participation is available with pre-approval and has extra exhibit deadlines.

How AppealArc helps

AppealArc turns the lien date into a tidy story. Our tools pull same-neighborhood, same-vintage sales and build a clear, January-1-focused grid that assessors and boards find easy to read. Then we package your evidence so you can file confidently online or by mail.

Ready to get started? AppealArc makes the entire process simple and straightforward.

Rules are local. Always verify the current instructions with Ventura County and county's official sites before filing.