Inherited a House With Back Property Taxes in LA County?
It happens more often than people think. A parent or grandparent passes, the property tax bills keep going to their name, nobody opens the mail, and years later the family learns the house is tax-defaulted, sometimes close to an auction.
If that’s your situation, take a breath. You likely have options, but the clock matters. This page connects the two problems: the estate and the taxes.
Get your options
Confidential · No obligation- Tell us your situation and the property
- We review title, taxes and ownership
- You get plain-English options
Or call (619) 996-0830
Mon–Fri, 10am–5pm
The two problems you’re solving at once
1. Who has the authority to act? Until title passes to the heirs, or someone is appointed to handle the estate, nobody may have clear legal power to sell the house or sign a payment plan. Depending on the estate, that may mean: – Probate. See Probate House Sale. – A simplified small-estate procedure. See Small Estate Affidavit. – A successor trustee acting under a trust.
2. How do the taxes get resolved before a deadline? See LA County Property Tax Default for how defaults, redemption and the power to sell work.
The tricky part is that probate can take longer than the tax timeline allows. If the property is already near “power to sell” status, call a probate attorney and the LA County Treasurer and Tax Collector right away.
Who pays the back taxes?
Property taxes are a lien on the property itself. They typically get paid in one of these ways: – By the heirs or estate directly, to redeem. – Through an installment plan if eligible. – From a sale: escrow pays the TTC at closing, and heirs keep the rest. – One heir pays and is reimbursed later, by agreement or as part of the estate accounting. Get that in writing.
Also check: reassessment and other costs
- Proposition 19: inherited homes may be reassessed to current value unless certain conditions apply (for example, a qualifying child moving in as a primary residence within the deadline and filing the claim). Reassessment can raise future taxes significantly. Ask a tax professional or the LA County Assessor.
- Supplemental tax bills may follow a reassessment.
- Insurance may lapse after an owner’s death, so check it.
- Mortgages and reverse mortgages may come due.
Your options
- Keep the house: redeem the taxes, set up a plan if eligible, and transfer title to the heir who stays.
- Sell the whole house: taxes paid from proceeds, and heirs split the rest.
- Sell your share if other heirs want to keep it or won’t decide. See Sell Your Inherited Share.
- Sell before the auction if time is short. See Stop a Tax Auction.
How we help
- Pull title, tax status and the estate picture so the family works from the same facts.
- Explain options plainly and connect you with attorneys when legal authority is needed.
- Make an as-is written offer for the whole property or an heir’s share, with taxes paid through escrow.
- Respect the family’s grief and the people living in the home.
(real photo goes here)
“I’m Erwin Miciano. I started SoCal Property Resolution because the families I met weren’t looking for a flashy cash offer. They were stuck: a house split between relatives, a probate case that wouldn’t move, a tax bill nobody knew about. My job is to explain your options honestly. Sometimes that means buying, and sometimes it means pointing you somewhere else.”
Frequently asked questions
Am I personally responsible for my late parent’s property taxes?
Property taxes are generally a lien on the property rather than a personal debt of the heirs, but unpaid taxes can lead to the property being sold. Get advice for your specific situation.
Can the county sell an inherited house for back taxes?
Yes. If the default continues long enough, the property can become subject to a tax sale regardless of the owner’s death. Act early.
Can we sell the house while the taxes are unpaid?
Generally yes, once someone has authority to sell. The taxes are paid from proceeds at closing.
What if heirs disagree on paying the taxes?
Options include an agreement among heirs, selling, or an heir selling their share. See Co-Owner Won’t Sell.
Will the house be reassessed?
Possibly, under Prop 19. Ask a tax professional or the Assessor.
Talk it through with someone local
Confidential, no pressure. Mon–Fri, 10am–5pm · info@selltosemi.com
Get My OptionsCall (619) 996-0830SoCal Property Resolution is a real estate investment company that may buy property or ownership interests as a principal. We are not attorneys, tax advisors, real estate agents or a government agency, and this page is general information, not legal or tax advice. Laws, deadlines and county procedures change; confirm details with a qualified California attorney or tax professional and the relevant county office.
