Property Search delivers Los Angeles County residents a single entry point for official owner, parcel, and tax data recorded by the assessor’s office. By entering a street address, the system returns the current property owner, parcel identification number, legal description, and the most recent assessed and taxable values. Users also see land size, building square footage, construction year, and any recorded exemptions that affect the tax bill. The interface links directly to the county GIS viewer, enabling a visual inspection of parcel boundaries, neighboring lots, and zoning overlays. Historical ownership records reveal prior owners, deed dates, and transfer types, while tax history displays annual amounts, payment status, and delinquency flags. All information updates automatically after each recording event, ensuring that buyers, investors, and homeowners view the freshest public record without contacting the office. The platform also supports property search by parcel number, by owner name, and by legal description, giving a flexible route for any known identifier.
Property Search empowers users to retrieve precise property information using the exact data they already possess. When an address is known, a property search by address instantly reveals the parcel number, zoning classification, and assessment history spanning several years. If the owner’s name is available, a property search by owner name lists every parcel linked to that individual, displaying current market value, taxable value, and any outstanding tax balance. For developers or surveyors, a property search by parcel number returns the legal boundary description, block and lot identifiers, and GIS coordinates that integrate with county mapping services. Conducting a property search by legal description uncovers historic deeds, easements, and subdivision plans that affect land use. The system also highlights property tax information such as tax year, exemption status, and payment history, enabling property owners to confirm whether a tax bill is current or delinquent. By presenting assessment values, improvements, and land classification side by side, the service helps stakeholders compare market trends and make informed decisions about buying, selling, or refinancing real estate.
How to Search Property Records
You can start a property search in Los Angeles County using the official assessor portal at any time of day. The system shows ownership, parcel data, tax bills, and recorded documents from a single search field. For related public documentation and local filings, you can consult official gis map resources. You enter a street address, owner name, parcel number, or legal description to begin. The portal links to GIS maps for visual confirmation of lot lines and surroundings.
Official Search Portal: https://assessor.lacounty.gov/
Steps to Search
- Open the Los Angeles County Assessor website at the official portal above.
- Pick the search option that matches the detail you already have on hand.
- Type the full street address, parcel number, or owner name into the search field.
- Review the property details shown, such as assessed value, tax status, and parcel map.
- Open the GIS map link to confirm boundaries, neighboring parcels, and zoning details.
Search by Property Address
A property search by address works well for most users who know the house number and street. The portal matches the entry to the recorded parcel and returns the owner’s name on file. The search returns the parcel number, land size, and building details for that address. The portal covers every address on file with the Los Angeles County Assessor.
Search by Owner Name
A property search by owner name lists every parcel tied to a person or business entity. The portal returns each parcel with the owner’s share, mailing address, and current assessed value. The list helps buyers, lenders, and heirs confirm the assets a person or company holds. You can sort the list by parcel number, address, or value once results appear.
Search by Parcel Number
A property search by parcel number returns exact data for one specific piece of land. The parcel number, called the APN, appears on tax bills and recorded deeds. Typing the full APN with correct separators brings up legal descriptions and lot dimensions. The parcel number stays the same across tax years.
Search by Account Number
A property search by account number works for users with billing records in hand. The account number ties to the assessor’s billing file for tax tracking. Entering the account number pulls tax history, payment status, and exemption details. Tax consultants and property managers use this search for client account reviews.
Search by Legal Description
A property search by legal description finds land using lot, block, and subdivision data. The legal description appears in deeds, title reports, and survey documents. Enter the subdivision, block number, and lot number exactly as recorded. Title companies and attorneys use this method when addresses are missing or unclear.
Search by Property Type
A property search by property type filters records by classification code. You can limit results to residential, commercial, agricultural, industrial, vacant land, or multifamily types. The filter helps investors analyze neighborhoods or asset categories. The portal uses the assessor’s classification codes recorded with each assessment roll.
Search by Location or Map
A property search by location or map starts from a GIS-based visual interface. You click a point on the map to retrieve the parcel at that location. The map shows parcel boundaries, street names, and neighboring lot lines. This method works well when you have no address, owner, or parcel number in hand.
Property Search Results
After you complete a property search, the portal returns a structured set of facts. Each result panel corresponds to one parcel or owner name in the database. You can print, save, or share the results for personal or professional use. The portal also links to recorded documents and tax records for deeper review.
Property Address
The property address panel shows the situs address recorded with the assessor. The situs address is the physical location where the parcel sits. If the mailing address differs from the situs address, both fields appear on screen. This panel helps confirm the parcel matches the address you entered.
Owner Name
The owner name panel lists the legal owner or owners of the parcel. It shows individual names, business entities, or trust names on record. The panel also displays the ownership percentage for each owner when more than one party holds title. You can use the owner name to start a property search by owner name for related parcels.
Parcel or Account Number
The parcel or account number panel shows the unique APN tied to the land. The APN follows the format set by the Los Angeles County Assessor. The account number ties the parcel to the tax billing system. Both numbers stay with the parcel across all tax years.
Property Type
The property type panel shows the land use code applied by the assessor. Codes cover single-family homes, apartments, offices, retail, farms, and vacant land. Knowing the property type helps you compare values across similar assets. The code also affects how the parcel is assessed each year.
Legal Description
The legal description panel shows the lot, block, and subdivision data for the parcel. The legal description appears in deeds and title reports. It also shows the tract or section number from the original recorded map. Surveyors and title officers rely on this panel for precise boundary checks.
Property Location
The property location panel shows the city, ZIP code, and census tract for the parcel. It also shows the council district and school district for the address. Knowing the location helps you research neighborhoods, school zones, and service areas. The panel links directly to the GIS map for visual confirmation.
Assessment Data
The assessment data panel lists the assessed value, land value, and improvement value for the parcel. The panel also shows the assessment year and any roll corrections on file. This data comes directly from the assessor’s annual assessment roll. Buyers and investors use this panel for tax and valuation planning.
Tax Data
The tax data panel shows the tax year, bill amount, and payment status for the parcel. The panel also lists any exemptions applied and any delinquent balance on file. You can link to the Treasurer and Tax Collector’s portal for payment records. Property owners use this panel to confirm their annual tax obligations.
Property Details
Property details in the assessor portal cover every recorded feature of the parcel. The details include identification, address, classification, land size, and building data. Each detail panel updates when the assessor records a new document or change. Buyers, sellers, and appraisers rely on the panels for full property profiles.
Property Identification
The property identification panel shows the APN, account number, and property ID. These identifiers stay with the parcel for the life of the land. The identifiers tie to assessment, tax, and recording records across county offices.
Property Address and Situs
The property address and situs panel shows both the mailing address and the situs address. The situs address is the physical location of the parcel. If the two differ, both fields appear separately on the panel. The assessor uses the situs address for geographic and emergency service mapping.
Parcel Data
The parcel data panel shows the recorded shape, size, and dimensions of the land. It lists the frontage, depth, and total square footage of the lot. The panel also shows the parcel’s recording history and any map references. Surveyors and developers use this data for site planning.
Legal Description
The legal description panel shows the lot, block, tract, and subdivision data for the parcel. This description matches the language on title documents recorded with the county. The panel also shows references to any recorded easements on file.
Property Classification
The property classification panel shows the use code assigned by the assessor. Codes cover single-family residences, condominiums, apartments, retail, office, industrial, and agricultural uses. The classification drives the assessment method applied each year.
Lot and Land Data
The lot and land data panel shows the lot size, shape, topography, and view factors. It lists the total acreage for parcels over one acre in area. Developers and landscapers use this panel for site planning and design work.
Building and Improvement Details
The building and improvement details panel shows the year built, square footage, and construction type. The panel lists the number of bedrooms, bathrooms, and stories for residential parcels. It also shows the number of units for income properties and parking spaces. Appraisers and buyers use this panel for valuation and inspection prep.
Property Ownership Data
Property ownership data in the assessor portal tracks who holds title to each parcel. The portal shows the current owner, ownership history, transfers, and deed references. Each change in ownership appears as a separate record with the recording date. Buyers, lenders, and title companies rely on these panels for due diligence.
Current Property Owner
The current property owner panel shows the legal owner or owners of the parcel today. The panel lists individual names, business names, or trust names on record. It shows the recording date of the most recent deed. The current owner is the party responsible for the tax bill on the parcel.
Ownership History
The ownership history panel lists every prior owner recorded with the assessor. Each entry shows the owner name, recording date, and deed reference number. The history goes back to the earliest recorded deed on file. Researchers and genealogists use this panel to trace property lineage.
Property Transfer Data
The property transfer data panel lists the most recent sale or transfer on the parcel. The panel shows the transfer date, sale price when reported, and transfer type. Common transfer types include grant deed, quit claim, and trustee deed. Investors use this panel for market trend analysis.
Deed Reference
The deed reference panel shows the document number and recording date for each deed. The reference links to the recorded deed at the Los Angeles County Recorder’s office. You can click through to view the actual deed image and page details.
Ownership Changes
The ownership changes panel summarizes each recorded change in title. The panel lists the date, transfer type, and recording party for each change. The summary helps you spot patterns such as frequent transfers or inheritance events.
Co-Owners and Ownership Interests
The co-owners panel shows every co-owner and the percentage held by each party. The panel lists joint tenants, tenants in common, and trust beneficiaries when recorded. The ownership interest affects how proceeds divide on transfer or sale.
Property Valuation and Assessment
Property valuation and assessment data in the assessor portal show how the county values each parcel. The portal shows market value, assessed value, appraised value, land value, and improvement value. Each value updates annually after the assessor closes the assessment roll. Investors and homeowners use this data for tax planning and refinancing.
Market Value
The market value panel shows the estimated fair market value of the parcel. The assessor bases this value on comparable sales recorded near the assessment date. The market value reflects what a willing buyer would pay a willing seller. This value updates each assessment cycle.
Assessed Value
The assessed value panel shows the value the assessor uses for property tax calculation. The assessed value equals the market value adjusted for any transfer events. In California, the assessed value grows by an inflation factor each year after purchase. The assessed value stays below market value in most cases.
Appraised Value
The appraised value panel shows the value assigned by the assessor’s appraiser during review. The appraiser considers location, condition, size, and comparable sales when setting this value. The appraised value appears on the assessment roll each year. Private appraisers may reach different values based on interior condition.
Land Value
The land value panel shows the value of the bare land without any buildings. The land value reflects location, size, zoning, and permitted uses. The land value forms a base for the full parcel value calculation.
Improvement Value
The improvement value panel shows the value added by buildings and site improvements. Improvements include the main structure, garages, pools, and accessory buildings. The improvement value rises with new construction and depreciation.
Assessment History
The assessment history panel lists the parcel’s value for each year on file. The history shows value trends across past roll years. Reviewers and appraisers use this panel for trend analysis and appeals.
Property Value Changes
The property value changes panel summarizes year-over-year changes in value. The panel shows percentage change and dollar change for each year. It also flags any roll corrections or supplemental assessments on file.
Property Tax Data
Property tax data in the assessor portal shows tax bills, payment status, and exemptions. The portal pulls tax data directly from the Treasurer and Tax Collector’s billing system. Each panel shows tax year, bill amount, payment status, and any balance due. Property owners and tax consultants rely on this data for annual planning.
Property Tax Records
The property tax records panel lists the current and past tax bills on file. Each bill shows the tax year, bill amount, and payment status. The records go back as far as the assessor maintains electronic files.
Taxable Value
The taxable value panel shows the value on which the tax bill is calculated. Taxable value equals the assessed value minus any applicable exemptions. The taxable value forms the base for the annual tax bill.
Tax Amounts
The tax amounts panel shows the dollar amount billed for each tax year. The panel lists the general tax, any voter-approved special taxes, and direct charges. Tax amounts can change based on parcel value or rate adjustments.
Tax Year
The tax year panel shows the fiscal year for each tax bill. Los Angeles County tax bills run on a fiscal year from July 1 to June 30. Additional county documentation and official archives are indexed under deed records. The tax year helps align bills with payment plans and budgeting.
Tax Payment Status
The tax payment status panel shows whether each bill is paid, unpaid, or partial. The status reflects the most recent data from the Treasurer and Tax Collector. Property owners check this panel to confirm payment posting.
Delinquent Property Taxes
The delinquent property taxes panel shows any unpaid balance from prior years. Delinquent taxes may carry penalties and interest under county rules. The panel links to the Treasurer’s portal for payment options and plans.
Tax Exemptions and Adjustments
The tax exemptions and adjustments panel lists any exemption applied to the tax bill. Common exemptions include homeowner, disabled veteran, and welfare exemptions. The panel shows the exemption amount and the year each exemption was active.
Property Search by Property Type
Property search by property type lets you filter the assessor database by land use. The assessor classifies every parcel into a use code based on the primary activity. You can search by residential, commercial, agricultural, vacant land, industrial, or multifamily types. Investors use this filter to find assets within a specific category.
Common property type categories include:
- Residential Properties
- Commercial Properties
- Agricultural Properties
- Vacant Land
- Industrial Properties
- Multifamily Properties
Residential Properties
The residential properties category lists single-family homes, condos, and townhouses. Each parcel shows the year built, square footage, and bedroom count. Buyers and appraisers search this category to compare similar homes in a neighborhood.
Commercial Properties
The commercial properties category lists offices, retail centers, hotels, and restaurants. Each parcel shows the building size, tenant mix when known, and land size. Investors search this category to find income-producing opportunities.
Agricultural Properties
The agricultural properties category lists farms, ranches, and groves producing oil. Each parcel shows the acreage, water rights, and improvement data. The assessor applies special valuation rules under the Williamson Act when applicable.
Vacant Land
The vacant land category lists parcels without structures or improvements. Each parcel shows the lot dimensions, zoning, and permitted uses. Developers search this category to find buildable lots for new construction.
Industrial Properties
The industrial properties category lists warehouses, factories, and distribution centers. Each parcel shows the building footprint, ceiling height, and rail access. Logistics investors search this category for supply chain properties.
Multifamily Properties
The multifamily properties category lists duplexes, triplexes, fourplexes, and apartment buildings. Each parcel shows the unit count, square footage, and rent control status when applicable. Apartment investors use this category to find rental assets.
Property Maps and Location Data
Property maps and location data in the assessor portal show the geographic side of each parcel. The portal links to the GIS map viewer for visual inspection of boundaries and surroundings. Each parcel panel shows the council district, ZIP code, and census tract. Map data helps confirm the parcel matches the location you expect.
The GIS map viewer offers several layers for each parcel:
- Property Location Map
- Parcel Boundaries
- Neighboring Parcels
- Street and Address Layers
- Zoning Overlays
- Flood and Hazard Data
Property Location Map
The property location map shows the parcel on a street-level base map. The map pin marks the parcel centroid for quick visual reference. You can zoom in or out to see the parcel in its neighborhood context.
Parcel Boundaries
The parcel boundaries layer shows the recorded lot lines for each parcel. The lines reflect the legal description on file with the assessor. Surveyors use this layer to confirm boundaries during site visits.
Neighboring Parcels
The neighboring parcels view displays adjacent parcels sharing a boundary. The view shows the APN and owner name for each neighbor. Researchers use this view to study ownership patterns and land assembly opportunities.
Street and Address Data
The street and address data panel shows the street name, address range, and ZIP code. The panel also lists the nearest cross street for reference. Address data ties to the GIS centerline layer maintained by the county.
GIS Property Data
The GIS property data layer combines parcel, zoning, and flood data in one view. The layer pulls from the county Geographic Information System database. Planners and engineers use this layer for site analysis and project review.
Map-Based Property Search
The map-based property search lets you click any point on the map to start a lookup. The map returns the APN and parcel details for the selected location. This method works when you have no address or owner name in hand. It also helps you verify a parcel before entering formal records.
Property Search Records and Documents
Property search records and documents in the assessor portal link to the recorded file system. The portal connects to the Recorder’s office for deed images and recorded maps. Each parcel shows the list of recorded documents tied to that APN. Researchers and title officers rely on these links for an end-to-end review.
Property Record Cards
The property record card shows the assessor’s working file for a parcel. The card lists the parcel data, building data, and valuation data on one page. The card reflects the most recent assessment cycle on file. Appraisers and reviewers use the card for valuation and appeal work.
Deed Data
The deed data panel shows the most recent deed recorded for the parcel. The panel lists the grantor, grantee, recording date, and document number. You can click the document number to view the recorded image.
Assessment Records
The assessment records panel lists every assessment roll year for the parcel. Each entry shows the assessed value, taxable value, and exemption status. The records go back to the earliest electronic file on record.
Tax Records
The tax records panel shows the tax bills paid and outstanding on the parcel. The panel pulls data from the Treasurer and Tax Collector. You can click each year for a full payment and balance history.
Recorded Property Documents
The recorded property documents list shows every document recorded against the APN. Documents include deeds, liens, easements, and maps. Each document links to the Recorder’s office for image viewing.
Historical Property Records
The historical property records panel shows archived records for the parcel. The archives include older assessments, deeds, and maps. The data goes back as far as the county maintains electronic files.
Property Search Problems
Property search problems occur when the portal returns no results or wrong results for a query. The most common issues come from spelling errors, missing digits, or outdated records. Knowing the cause helps you fix the search and get the right parcel. The list below shows the most common search problems you may face.
Common property search problems include:
- Property Not Found
- Incorrect Property Address
- Incorrect Owner Data
- Parcel Number Issues
- Recently Transferred Properties
- Unavailable Property Data
- Outdated Property Records
Property Not Found
A property not found result usually means the search terms did not match the database. Common causes include a typo in the address, a missing unit number, or a recent split. Try a partial address or open the parcel map to locate the lot. You can also try a property search by parcel number when available.
Incorrect Property Address
An incorrect property address result shows when the assessor has not yet recorded a new address. The assessor only updates addresses after the city or county records them. New construction may show an old or vacant address. Check the parcel map to confirm the location matches your search.
Incorrect Owner Data
An incorrect owner data result shows when the assessor has not recorded the latest deed. Recording delays at the Recorder’s office cause temporary mismatches. A recent sale or transfer may take weeks to appear on the portal. Check the deed data panel for the most recent recording date.
Parcel Number Issues
Parcel number issues arise from typos, missing separators, or old parcel numbers. The APN format for Los Angeles County uses a specific number pattern. Confirm the APN from a tax bill or deed before searching again. Old parcels may carry a different APN than recent records show.
Recently Transferred Properties
Recently transferred properties may show the prior owner for several weeks after a sale. The assessor updates ownership after the Recorder files the new deed. Recording can take days or weeks depending on the document type. The portal shows the new owner once the recording posts.
Unavailable Property Data
Unavailable property data some years may appear blank in the search portal. Older years may not have full electronic records. Some exempt parcels have limited public data on the portal. The assessor’s office can answer specific questions on these parcels.
Outdated Property Records
Outdated property records show old values or old ownership after a recent change. The portal updates daily after new recordings post. Some roll corrections take longer to appear in the public portal. Contact the assessor’s office for the most current data when needed.
Property Search and Related Records
Property search and related records cover the full set of public files tied to a parcel. Each record type serves a different purpose in the lookup process. The table below shows how property search relates to other public records. Knowing the right record type saves time during a search.
| Search Type | Main Use | Best For |
|---|---|---|
| Property Search | Owner, parcel, and value lookup | Confirming basic parcel facts |
| Property Records | Full recorded document file | Title research and lien checks |
| Property Owner Search | List of parcels owned by a person | Asset searches and inheritance work |
| Address Lookup | Find parcel tied to a street address | Verifying a home or building address |
| Deed Records | Recorded deeds and transfer history | Title insurance and title review |
| Property Tax Records | Tax bills and payment status | Tax planning and payment checks |
| GIS Map | Parcel boundaries and location data | Visual confirmation and site review |
Property Search vs. Property Records
A property search returns current owner and value data for one parcel. A property records search returns the full set of recorded documents on the parcel. Use property search for quick owner and value checks. Use property records when you need deeds, liens, and easements.
Property Search vs. Property Owner Search
A property search starts from an address or parcel number. A property owner search starts from a person or business name. Property search gives one parcel at a time. Property owner search gives every parcel owned by that person.
Property Search vs. Address Lookup
A property search pulls owner and value data from a known address. An address lookup only confirms the parcel tied to a street address. Use property search for a full data review. Use address lookup when you only need to confirm the parcel at an address.
Property Search vs. Deed Records
A property search shows current ownership data from the assessor. Deed records show the recorded history of ownership transfers. Use property search for current owners. Use deed records for transfer history and title review.
Property Search vs. Property Tax Records
A property search shows assessed value and ownership from the assessor. Property tax records show tax bills and payment status from the Treasurer. Use property search for value and owner data. Use property tax records for tax bill and payment details.
Property Search vs. GIS Map
A property search returns text-based data for one parcel. A GIS map returns visual data showing boundaries and surroundings. Use property search for data fields. Use GIS map for boundary and neighborhood context.
Quick Reference: Property Data Categories
The Los Angeles County Assessor portal groups public parcel data into clear categories. The table below summarizes the main data groups and what each one shows. Reviewers can use the table to plan a parcel research project. The portal updates each group after every new recording event.
| Data Category | Main Fields | Source Office |
|---|---|---|
| Identification | APN, account number, property ID | Assessor |
| Address | Situs address, mailing address | Assessor |
| Ownership | Current owner, prior owners, deeds | Recorder / Assessor |
| Valuation | Market, assessed, land, improvement value | Assessor |
| Tax | Tax year, bill amount, payment status | Treasurer and Tax Collector |
| Maps | Boundaries, neighboring parcels, zoning | GIS / Assessor |
| Documents | Deeds, liens, easements, maps | Recorder |
Los Angeles County Assessor Contact Data
You can reach the Los Angeles County Assessor for help with property search questions, record corrections, or exemption filings. The office handles in-person visits, phone calls, and online messages during business hours. Plan to call early in the day for shorter wait times. The staff can guide you through specific parcel or tax questions.
The main office sits at 500 W. Temple Street, Room 225, in Los Angeles. You can call (213) 974-3211 during office hours. Office hours run Monday through Friday from 8:00 AM to 5:00 PM. The official website search portal is https://assessor.lacounty.gov/.
- Office: Los Angeles County Assessor
- Address: 500 W. Temple St., Room 225, Los Angeles, CA 90012
- Phone: (213) 974-3211
- Office Hours: Monday – Friday, 8:00 AM – 5:00 PM
- Official Website Search Portal: https://assessor.lacounty.gov/
Frequently Asked Questions
Los Angeles County offers a free online portal that lets anyone search public property records. Users can locate owners, parcels, tax bills and map views in minutes. The system works 24/7 and pulls data from the assessor’s database, ensuring up‑to‑date information for buyers, investors and researchers.
How can I start a property search by address in Los Angeles County?
Visit the official assessor portal and type the full street address into the single search box. Press Enter; the site returns the matching parcel, owner name, legal description and latest assessment. From the result page you can click the GIS link to see lot lines and surrounding streets. The portal updates nightly, so recent sales appear quickly. If the address is incomplete, enter the street number and name only; the system will suggest possible matches.
What steps let me find a property owner using the owner name search?
Select the “Owner Name” option on the search form. Enter the first few letters of the owner’s surname; the system lists all parcels that match the partial name. Choose the correct record to view the owner’s full name, mailing address, parcel number and tax status. This view includes a link to download the property card as a PDF. For privacy, only the primary owner appears, but additional owners are listed on the detailed parcel page.
How do I look up a parcel number to view land records and assessment details?
Enter the complete parcel number (for example 31‑13‑20‑560‑0) into the “Parcel Number” field and submit the query. The portal displays the parcel’s legal description, current market value, assessed value and any exemptions. Below the data table you will find links to historic assessment rolls, recorded deeds and the GIS map. If only part of the number is known, include the district and map code; the system will return all parcels that share those digits.
Why might a property record not appear when I search by legal description?
The assessor database stores legal descriptions in a standardized format. If the entered text differs in abbreviation, punctuation or spacing, the search engine may not match the record. Try using the official format shown on the property card, such as “Lot 12 Block 3 Subdivision XYZ.” Removing extra words like “Subdivision” or using the short parcel ID often resolves the issue. If no match appears, contact the office for a manual lookup.
How can I view a GIS map of a property after completing a property search online?
After the search returns the parcel record, click the “GIS Map” button located near the top of the page. The interactive map loads with the parcel highlighted, showing boundaries, nearby streets and aerial imagery. Use the zoom controls to focus on the lot or pan to explore neighboring parcels. You can switch layers to view flood zones or zoning districts. To save a snapshot, click the print icon; the map prints to a PDF that you can store on your device.