Thinking about downsizing in North San Gabriel but worried you’ll lose your low property tax bill? You’re not alone. Many longtime San Gabriel Valley homeowners want a simpler home and lifestyle, yet hesitate because of taxes. The good news: California’s Prop 19 can let you move and keep a lower tax base if you qualify. In this guide, you’ll learn how the rule works, who is eligible, what changes for inherited homes, and the simple steps to file with Los Angeles County. Let’s dive in.
What Prop 19 changed for downsizers
Prop 19 expanded the ability for certain homeowners to transfer their current home’s assessed value to a replacement primary residence. It also narrowed the rules for keeping a low assessment on inherited property. For downsizers, the big win is property tax portability if you are age 55 or older, severely disabled, or a victim of a qualified disaster.
- You can move anywhere in California and apply to transfer your taxable value.
- You have a two-year window to buy or build the replacement home before or after your sale.
- Parent-to-child exclusions are now limited. An inherited home generally keeps the low assessment only if the heir makes it their primary residence and value limits apply.
For state-level details and forms, see the California State Board of Equalization’s Prop 19 page, including FAQs and guidance on qualifying and filing. You can review that resource at the Board of Equalization’s Proposition 19 overview and FAQs.
Who qualifies in the San Gabriel Valley
Age 55 or older
If you are 55 or older, you can apply to transfer your base-year value to a replacement primary residence. This benefit is designed to make downsizing or moving closer to family more affordable.
Severely disabled homeowners
If you have a severe disability, you are also eligible to transfer your base-year value when you move to a replacement primary residence that meets your needs.
Disaster and wildfire victims
If your principal residence was substantially damaged or destroyed by a wildfire or other qualifying disaster, you may transfer your base-year value to a replacement primary residence. Disaster-related transfers can have different limits, so confirm specifics with the county assessor.
Primary residence requirement
The replacement property must be your principal residence. Portability does not apply to second homes or rentals.
How the tax-base transfer works
Statewide portability
You can move anywhere within California. If you sell in North San Gabriel and buy in another Los Angeles County city or even another county, you can still apply to transfer your base-year value.
Two-year timing window
You can purchase or complete new construction up to two years before or two years after the sale of your original home. Filing deadlines and documentation can vary by county, so check the Los Angeles County Assessor’s instructions before you set your timeline.
How the math is calculated
- If your replacement home’s price is equal to or less than your original home’s market value at the time of sale, you generally carry over your lower assessed value.
- If your replacement home costs more than the original home’s market value, your new assessed value is your transferred base plus the price difference.
Illustrative example only:
- Original home market value: $900,000. Current assessed value: $200,000.
- Replacement home at $600,000: You typically carry over the $200,000 base, adjusted by the county.
- Replacement home at $1,000,000: Start with $200,000, then add the $100,000 price difference. New assessed value about $300,000.
Counties do the official calculation. Ask for an estimate from the assessor before you commit to a purchase price.
How many transfers are allowed
The commonly cited rule is that eligible homeowners age 55 or older and severely disabled homeowners can transfer their base-year value up to three times. Disaster-related transfers may follow different rules. Because procedures can vary, it is smart to verify limits with the Los Angeles County Assessor before you plan multiple moves.
What stays the same
Portability affects property taxes only. Prop 13’s annual assessment limits still apply. Prop 19 does not change how federal or state capital gains taxes work when you sell.
Inherited property rules you should know
Prop 19 narrowed the parent-to-child and grandparent-to-grandchild reassessment exclusions. Today, an heir can generally keep a lower assessed value only if they make the inherited home their primary residence and the value cap rules are met. If the heir does not move in, the property is usually reassessed at current market value, which can increase property taxes.
This matters if you are downsizing from an inherited home that has a very low assessment. If you will not use it as your primary residence, plan for a possible reassessment. For official guidance on inheritance rules and value caps, review the Board of Equalization’s Proposition 19 FAQs and examples on how exclusions apply.
Planning tips for North San Gabriel sellers
- Confirm eligibility early. Age, disability status, disaster status, and primary residence intent all matter.
- Map your timeline. Align your sale and purchase to fit within the two-year window, and leave room for escrow or construction delays.
- Prepare documents. Gather proof of age or disability, recorded deeds for both sale and purchase, and proof that the new home is your principal residence.
- Run the numbers. Ask the county for an estimated new assessed value based on your expected sale and purchase prices.
- Consider capital gains. Property tax portability does not change income tax rules. Ask your tax advisor about the federal home sale exclusion and other planning.
- Moving more than once. If you expect multiple moves, verify the county’s current rule on the number of transfers allowed for your situation.
Filing and who to contact
In Los Angeles County, file your claim with the Assessor where your replacement property is located. If you are buying within LA County, review the Los Angeles County Assessor’s Prop 19 information and claim forms to confirm current instructions and deadlines.
Typical documents include:
- Proof of age or disability, if applicable.
- Recorded deed for the sale of your original home and the purchase deed for your replacement home.
- Proof that the replacement property is your principal residence, such as a driver’s license or voter registration, if requested.
If you move across county lines, contact the assessor in the county of your replacement home and follow their process. For statewide rules and clarifications, consult the Board of Equalization’s Proposition 19 overview and FAQs.
A simple San Gabriel Valley scenario
You are 68 and own a single-family home in North San Gabriel with a low assessed value from years of ownership. You sell for current market value and buy a smaller home nearby. Because you are over 55 and the new home will be your principal residence, you can apply to transfer your base-year value. If your new home costs less than your old home’s market value, you generally carry over your lower tax base. If your new home costs more, your new assessed value is your transferred base plus the difference in price.
The result can be thousands in annual property tax savings, which often makes the move to a lower‑maintenance home possible without a big tax shock.
How Speranta Group can help
Downsizing involves a lot of moving pieces. You want the timing, pricing, and paperwork to work together. Our team coordinates sale and purchase timelines, connects you with trusted tax and estate professionals, and helps you prepare the documents your assessor will need. We also provide pricing strategy, high-exposure marketing, and on-the-ground support across Pasadena, Arcadia, Monrovia, and nearby communities.
Ready to explore your options and run a personalized plan? Reach out to the Speranta Group to Request a Free Home Valuation and a clear next-steps checklist for your move.
FAQs
Who qualifies for a Prop 19 transfer and what proof is required?
- Homeowners age 55 or older, severely disabled homeowners, and qualified disaster victims can apply, and you will typically provide proof of age or disability plus recorded sale and purchase deeds and principal residence documentation.
Can I move anywhere in California and keep my low assessed value under Prop 19?
- Yes, portability is statewide as long as the replacement home becomes your principal residence and you meet the eligibility and timing rules.
How many times can I transfer my assessed value under Prop 19?
- The commonly cited limit for age 55 or older and severely disabled owners is up to three transfers, but you should confirm current limits with the Los Angeles County Assessor.
Does Prop 19 change my capital gains taxes when I sell my home?
- No, Prop 19 affects property taxes only, so consult a tax professional about capital gains rules and how the federal home sale exclusion may apply.
What happens to property taxes on an inherited home after Prop 19?
- An inherited home generally keeps a lower assessed value only if the heir uses it as a primary residence and meets value cap rules, otherwise reassessment to market value often applies.
What deadlines and forms do I need for Los Angeles County?
- Filing deadlines and forms are set by the Los Angeles County Assessor, so review their Prop 19 guidance and submit the claim with supporting documents within the stated timeframe.
If I buy my replacement home before I sell, can I still transfer my base-year value?
- Yes, if both transactions occur within the two-year window around your sale and purchase and you file properly with the assessor.
How much could I save if I transfer my assessed value?
- Savings vary by your current assessed value, market values, and your replacement home’s price, so request an estimate from the county assessor before you finalize a purchase.
