Prop 19 Tax Transfer Calculator

What Is Proposition 19?

Proposition 19, passed by California voters in November 2020 and effective February 16, 2021, fundamentally changed how property tax base values are transferred in two major situations: when homeowners 55 or older purchase a replacement home, and when children inherit property from their parents.

Under the old rules (Props 58 and 60/90), a parent could pass any property to a child with no reassessment, regardless of value or use. Prop 19 tightened those rules dramatically — but it also expanded portability rights for older homeowners, allowing them to carry their tax base anywhere in California and use the benefit up to three times in their lifetime.

Who Qualifies for a Prop 19 Transfer?

For the 55+ replacement home benefit, you qualify if you are: (1) 55 years of age or older, (2) severely disabled as defined by Revenue and Taxation Code Section 69.5, or (3) a victim of a Governor-declared disaster or wildfire. You must sell your original primary residence and purchase a replacement primary residence anywhere in California within two years of the sale.

For the inheritance benefit, the property must have been the parent's primary residence, and the child must move in and file for the Homeowner's Exemption within one year of transfer. Only one property qualifies per parent-child transfer.

Critical Deadlines You Cannot Miss

For the 55+ portability transfer: you must file a claim with the county assessor of the replacement property within three years of the date of purchase or new construction of the replacement property, or within 6 months of the sale of the original property, whichever is later. Missing this deadline means you lose the benefit permanently for that transaction.

For inheritance: the child must occupy the inherited home as their primary residence within one year of the date of transfer and file a Claim for Reassessment Exclusion for Transfer Between Parent and Child (Form BOE-19-P).

Common Mistakes That Cost Californians Thousands

The most expensive mistake is missing the filing deadline — once it passes, there is no exception. Other common errors include: purchasing the replacement home before selling the original (consult your assessor — order matters), failing to occupy an inherited home within one year, and incorrectly calculating the "adjustment amount" when the replacement home costs more than the original. This calculator helps you model all three scenarios so you can plan your move with accurate numbers.

For complex situations involving trusts, life estates, or multiple properties, work with a California real estate attorney and a CPA who specializes in property tax. A single filing error in a Silicon Valley transaction can cost $30,000 or more in avoidable taxes.