Short answer: Yes, in most cases. Under California’s Proposition 19, a homeowner who is 55 or older (or severely disabled, or a victim of a wildfire or natural disaster) can sell their principal residence and transfer its property tax base, called the “base year value,” to a replacement home anywhere in California, as long as the replacement is bought or built within two years of the sale. You can use this benefit up to three times.
For many longtime homeowners in Camarillo, Thousand Oaks, Ventura, Oxnard and the rest of Ventura County, that’s the difference between feeling “stuck” in a house that no longer fits and making a move that actually works. Here’s how it works, in plain English.
What is Proposition 19?
California voters approved Proposition 19 on November 3, 2020. Its base year value transfer rules became operative on April 1, 2021, and replaced the older Propositions 60 and 90. Under the old rules, you could generally transfer your tax base only once, and only within the same county or to one of a handful of participating counties. Prop 19 opened that up to every county in the state and raised the limit to three transfers.
Who qualifies for the Prop 19 base year value transfer?
You need to meet one of these on the date you sell your original home (not all three):
- You’re at least 55 years old, or
- You’re severely and permanently disabled, or
- Your home was substantially damaged by a wildfire or a natural disaster declared by the Governor.
The home you sell must be your principal residence, eligible for the homeowners’ or disabled veterans’ exemption, either at the time of sale or within two years of buying the replacement. According to the State Board of Equalization, there’s no minimum number of years you must have lived there.
How long do I have to buy my next home?
The replacement home must be purchased or newly built within two years of selling your original home. You can also buy first and sell second, as long as the sale happens within two years of the purchase. Just know that if you buy first, you’ll pay property taxes on the new home’s full market value until your original home sells, and that period isn’t refunded.
Can I buy a more expensive home and still keep my tax base?
Yes. Prop 19 allows a replacement home of any value. If the new home is “equal or lesser value,” your tax base transfers with no adjustment. “Equal or lesser value” means:
- 100% or less of your old home’s sale value, if you buy before you sell,
- 105% or less, if you buy within the first year after selling, or
- 110% or less, if you buy in the second year after selling.
If the new home costs more than that, you still get the transfer, but the difference is added to your tax base. The State Board of Equalization gives this example: a home sold for $400,000 with a factored base year value of $100,000, and a replacement bought in the first year for $600,000. The adjusted value of the old home is $420,000 (105%), the $180,000 difference is added, and the new home’s taxable value becomes $280,000 instead of $600,000.
Can I move out of Ventura County and keep my tax base?
Yes. That’s one of the biggest changes. Under Prop 19 the replacement home can be anywhere in California, so a Camarillo homeowner moving closer to family in another county, or a Thousand Oaks homeowner downsizing to a single-story home in Ventura, can both take their tax base with them.
How do I actually claim it?
This isn’t handled through escrow. After both sales have closed and you’re living in your replacement home, you file a claim with the Assessor of the county where the new home is located. For homeowners 55 and older, the form is BOE-19-B. It must be filed within three years of buying the replacement home (or completing new construction). If your new home is in Ventura County, you’d file with the Ventura County Assessor.
What’s the smartest way to plan a Prop 19 move?
- Know what your home is worth today. Your sale price sets the 100%, 105% and 110% limits, so it shapes how much you can spend on the next home without raising your tax base. Get a quick estimate with my free home value tool.
- Decide whether to buy first or sell first. Each has trade-offs on timing, taxes and financing.
- Talk to a tax professional or attorney about your specific situation, especially if a trust, inheritance or co-owner is involved.
- Get a plan to sell for top dollar. See how I market homes with my 100+ point home marketing plan.
If you’re thinking about a smaller, easier home, my free Downsizing Guide for Homeowners walks through the whole process step by step.
Prop 19 FAQ
Do I have to be 55 when I buy, or when I sell?
You must meet the qualification (age 55 or older, severely disabled, or disaster victim) on the date your original home is sold.
How many times can I use Prop 19?
Up to three times, even if you already used the old one-time Prop 60/90 transfer.
Can my child be on title to the new home with me?
Yes. According to the State Board of Equalization, you don’t have to be the sole owner of the replacement home, as long as you’re one of the buyers and you were the owner of the original home.
Does Prop 19 work for rental or vacation homes?
No. The base year value transfer applies only to a principal residence.
Where can I read the official rules?
The California State Board of Equalization keeps the official summary and forms on its Proposition 19 page.
This article is general information, not tax or legal advice. Please confirm your situation with a qualified tax professional, attorney or the County Assessor.
Thinking about a move in Ventura County?
I’m Mark Patton, and I’ve helped Camarillo and Ventura County homeowners plan moves like this for years. If you want to know what your home would sell for and what a Prop 19 move could look like for you, let’s talk. Call or text me at (805) 330-3849 or email [email protected].
Mark Patton & Associates | eXp Realty of Greater LA | CA DRE# 00900562
