Thinking about selling your West Hills home but worried your property taxes will jump when you buy again in California? You are not alone. Many long‑time Valley owners have a low assessed value thanks to Proposition 13 and want to keep that advantage when they move. This guide explains how Proposition 19’s tax base transfer works, who qualifies, and how to plan your sale and purchase in Los Angeles County. You will also find official resources and a simple checklist so you can move with confidence. Let’s dive in.
Prop 19 at a glance
Proposition 19 was approved by voters in 2020 and took effect in 2021. It changed California’s property‑tax reassessment rules in two key ways:
- It expanded “portability,” which lets certain homeowners transfer the base‑year assessed value of their current primary residence to a replacement primary residence anywhere in California.
- It narrowed the rules for keeping a low assessed value on inherited property. The inheritance topic is separate and has new limits, especially if the property is not used as the heir’s principal residence.
For West Hills homeowners, the portability feature is the big one. If you are age 55 or older, severely disabled, or your home was substantially damaged or destroyed in a wildfire or other declared disaster, Prop 19 may let you move and keep a lower assessed value on your next primary residence.
Who qualifies for a transfer
Eligible categories
- Homeowners age 55 or older at the time you sell the original property.
- Severely disabled homeowners, based on definitions and documentation accepted by the county assessor.
- Homeowners whose original primary residence was substantially damaged or destroyed in a wildfire or other declared disaster, with proper documentation.
Key eligibility notes
- The transfer applies only to a replacement property that will be your primary residence.
- Transfers are limited to properties within California.
- Prop 19 sets lifetime limits for eligible transfers. Disaster exceptions may apply. Confirm the current limits with the county assessor.
What you will likely need to prove
- Proof of age, disability, or disaster loss.
- Evidence of ownership, sale, and purchase, such as deeds and closing statements.
- Proof that the replacement will be your principal residence. Assessors often request evidence of occupancy and intent, like an updated driver’s license or voter registration.
How tax base transfers work
Here is the basic idea in plain English. If you qualify, you can move to another home in California and transfer the base‑year assessed value from your current home to the new one. That means your new property taxes are built on your old assessed value, adjusted as required by law, instead of being based entirely on the new home’s current market value.
Three practical points matter:
- You can transfer to any county in California. You are not limited to the county you live in now.
- You can buy a more expensive replacement home. If you do, the assessor applies a statutory formula to adjust your transferred value upward. You may still save on taxes compared with a full reassessment.
- There are lifetime limits on how many times you can use portability for age‑55 and disability claims. Confirm the current rules and any disaster exceptions.
A simple, non‑numerical example
Imagine you have owned your West Hills home for many years. Your assessed value is much lower than its market value because of Proposition 13’s limits on annual increases. You qualify for Prop 19 and buy a new primary residence in California. With a successful claim, your new home’s assessed value can be based on your old one, with an adjustment if the new home’s price is higher. The result is usually a lower tax bill than you would owe if the new home were fully reassessed at today’s market value.
Planning your move in West Hills
Portability can be powerful, but it works best when you plan ahead.
- Coordinate timing. There are filing windows and date rules that tie together the sale of your original home and the purchase of your replacement. Confirm the deadlines and sequence with the Los Angeles County Assessor before you lock in closing dates.
- Meet the primary‑residence requirement. You must establish the replacement as your principal residence according to assessor rules. That typically involves moving in and updating your records.
- Decide your purchase strategy. Selling first, buying first, or closing both around the same time each come with different filing and documentation steps. Your agent can help align escrow timelines to preserve your eligibility.
- Prepare your lender and escrow team. Let them know you intend to file a Prop 19 portability claim. Accurate tax projections help avoid oversized escrow holds and surprises at closing.
Because West Hills is part of the high‑demand San Fernando Valley market, many long‑time owners have a meaningful gap between assessed value and market value. That gap is where portability often creates savings when you move within California. The exact benefit depends on your specific numbers and the statutory calculation used by the assessor.
Step‑by‑step checklist
Use this checklist to keep your move on track:
- Confirm eligibility. If you are 55 or older, severely disabled, or your home was damaged or destroyed in a qualified disaster, note which category applies. Share this with your agent and lender early.
- Gather your numbers. Request your current assessed value from the Los Angeles County Assessor. Ask your agent for a comparative market analysis for your West Hills home.
- Run scenarios. Decide whether your replacement home will likely cost more or less than your current one. Discuss potential tax outcomes with a tax professional who understands Prop 19.
- Plan your timing. Coordinate target closing dates for your sale and purchase so you can meet the county’s filing windows and establish the new home as your principal residence.
- Assemble documents. Keep copies of deeds, closing statements, proof of age or disability, disaster documentation if applicable, and evidence of your new primary residence.
- Contact the Assessor. Reach out to the Los Angeles County Assessor before or right after closing for the correct forms, instructions, and local deadlines.
- File your claim. Submit your Prop 19 portability claim with all required documentation within the county’s deadline.
- Verify the outcome. Confirm with the assessor when the new assessed value has been established and check your property‑tax bill when it arrives.
What to expect on your tax bill
California’s property‑tax bill includes more than the base 1 percent rate under Proposition 13. Local voter‑approved assessments and any Mello‑Roos or special district charges still apply based on where your replacement property is located. Prop 19 portability affects your assessed value, not those separate local items. If you move from West Hills to another part of Los Angeles County, expect your tax bill to reflect the replacement property’s local tax districts, even if your base assessed value transfers.
Where to get official answers and forms
Because forms, timing rules, and the calculation details live with official agencies, always double‑check directly with these sources:
- Visit the Los Angeles County Assessor for county‑specific Prop 19 information, forms, and filing instructions.
- Review statewide rules in the California State Board of Equalization guidance on Proposition 19.
- For official ballot language and explanations, read the California Secretary of State voter information for Proposition 19.
- For assessor‑community perspectives and resources, see the California Assessors’ Association.
If you want help coordinating timing, documents, lending, and insurance across both transactions, work with a local advisor who can manage the moving pieces and keep your claim on track.
Next steps
Prop 19 can give you the flexibility to right‑size, move closer to family, or change neighborhoods without losing the benefit of a lower assessed value. The keys are simple: confirm that you qualify, plan your sale and purchase timeline, gather documentation early, and file the correct claim with the county.
If you are considering a move from West Hills or anywhere in the San Fernando Valley, let a single team guide your sale, purchase, and financing plan. Schedule a free consultation with Caroline Daniel to map your timeline, coordinate escrow, and understand how a Prop 19 transfer could work for your next home.
FAQs
Do I qualify for a Prop 19 transfer if I am 55 but my spouse is younger?
- Eligibility is tied to the owner making the claim, so focus on the qualifying owner’s status and confirm ownership details with the Los Angeles County Assessor.
How many times can I transfer my assessed value under Prop 19?
- Prop 19 sets lifetime limits on the number of transfers, and disaster exceptions may apply. Check the current rule with the county assessor before you plan your move.
Can I buy a more expensive house and still transfer my assessed value?
- Yes. If the replacement costs more, the assessor applies a statutory formula to adjust the transferred value. You may still see savings versus a full reassessment.
Do I need to move into the replacement home right away?
- You must establish the replacement property as your primary residence under assessor rules. Timing and proof of occupancy requirements vary, so confirm what documentation you need.
Can I transfer my assessed value to or from Los Angeles County if I buy in another county?
- Yes. Prop 19 allows portability anywhere within California. File your claim with the assessor in the county where your replacement home is located.
What changed for inherited property after Prop 19?
- The parent‑to‑child and grandparent‑to‑grandchild rules were narrowed. Inherited properties may be reassessed unless they meet the new, limited exemptions. Discuss specifics with the assessor and a tax professional.
