The rules
- Primary home on both sides. The exclusion applies to "a family home that is the principal residence of the transferor and becomes the principal residence of the transferee."[1]
- Value cap. The current taxable value plus $1 million, adjusted every two years. It's $1,044,586 for transfers from February 16, 2025 to February 15, 2027.[1] If the house is worth more than that, the extra is added to your tax base.
- File form BOE-19-P within 3 years of the death or transfer, or before you transfer it to someone else, whichever is first.[1]
- File a homeowners' exemption within 1 year. If you file late, the exclusion applies only from then on.[1][2]
- Keep living there. San Diego County says "the property must remain as the primary residence of the applicant to retain the exclusion."[2]
The other half of Prop 19: moving and keeping your tax base
Homeowners 55 and older, severely disabled homeowners and disaster victims can move their tax base to a replacement home anywhere in California, up to three times, if they buy or build within 2 years of selling.[1]
I'm a Realtor, not a tax advisor or attorney. Talk to one before you transfer or inherit a property.
Related questions
Can I keep my parents' property tax rate if I rent out their house?
No. The parent-child exclusion only applies if the home becomes your primary residence. A rental is reassessed.
What form do I file for Prop 19 parent-child transfer?
BOE-19-P, filed with the county assessor, within 3 years of the transfer or before you sell or transfer it, whichever is first. Also file a homeowners' exemption within 1 year.
Is the Prop 19 exclusion automatic?
No. San Diego County says it is not automatic. You have to file the claim.
Can I transfer my property tax base if I'm over 55?
Yes. Under Prop 19, homeowners 55 and older can transfer their tax base to a replacement home anywhere in California, up to three times, within 2 years of selling.
Should I sell my parents' house or move in?
It depends on the tax difference, the house's value against the cap, and whether you want to live there. Text me and I'll run what it would sell for.
Related answers, guides and reports
Still have a question?
Text me at (559) 977-2596. I answer every one myself, no pressure and no sales pitch.
Sources
Payment math is an estimate, not a loan offer. Talk to a lender for your actual numbers. Josiah Garcia | Real Broker | DRE #02128093.