Thinking about moving across town in Valencia and worried about higher property taxes on your next home? You are not alone. Many Santa Clarita homeowners want to rightsize, relocate closer to family, or move after a life change, and they do not want to lose their low Prop 13 tax base. In this guide, you will learn how Proposition 19 can help you transfer your taxable value to a new primary home, what changed for parent‑to‑child transfers, and how to plan your steps in Los Angeles County. Let’s dive in.
What Prop 19 changed
Proposition 19 made two big updates to California property taxes that matter when you move within Valencia.
Portability at a glance
If you are 55 or older, severely disabled, or your primary home was substantially damaged by wildfire or another disaster, you may transfer your existing taxable value to a replacement primary residence anywhere in California. That includes a move within Valencia or anywhere in Santa Clarita or Los Angeles County. The goal is to help you keep a lower tax base when you buy your next primary home.
Intergenerational exclusion today
Prop 19 narrowed the old parent‑child and grandparent‑grandchild exclusions. Now, the reassessment exclusion generally applies only to the family home and only if the child or grandchild makes the property their principal residence. A monetary cap limits how much assessed value can be excluded. If the child does not occupy the home as a primary residence, the property is typically reassessed to market value.
Who qualifies in Valencia
You may use the base‑year value transfer if you are in one of these groups:
- Age 55 or older
- Severely disabled
- Your primary home was substantially damaged or destroyed by a wildfire or other disaster, as defined by law
For the intergenerational exclusion, the property must be the family home and the child or grandchild must occupy it as a principal residence, within the timelines and documentation requirements set by the county.
How the tax base transfer works
Think of portability as moving your old taxable value to your new primary home.
- If your replacement home’s market value is equal to or less than the market value of the home you sold at the time of transfer, the original taxable value generally carries over.
- If your replacement home’s market value is higher, the county will add the difference in market values to the transferred taxable value. You still benefit, since part of your lower tax base moves with you, but your assessed value will increase by the difference.
Here is what that means in practice for a Valencia move:
- Equal value move: You sell your Valencia home and buy another Valencia home of similar market value. You could keep your prior taxable value, which can lower the new bill compared to a brand‑new assessment.
- Higher value move: You sell, then buy a more expensive home in Santa Clarita. The county adds only the market value difference on top of your transferred base. You pay more than before, but usually less than a full market reassessment.
Timing, windows, and filing in LA County
Timing matters. The purchase or construction of your replacement home must fit within a set window relative to the sale or transfer of your original home. There are also limits on how many times you can transfer your base‑year value, and special rules can apply for disaster situations. The Los Angeles County Assessor sets the filing procedures, deadlines, and documentation you need.
To receive the benefit, you must file a timely claim with the Los Angeles County Assessor. The county will review your application, calculate the adjustment, and reflect the new assessed value on your tax bill.
For the intergenerational exclusion, the child or grandchild must file a claim and, in most cases, show proof of occupancy within the required period to keep the exclusion. Missing the timing or documentation can lead to reassessment.
Common pitfalls in Santa Clarita
- Assuming the old parent‑child rules still apply to rental or vacation homes. The exclusion now focuses on the family home and occupancy.
- Missing the filing window with the Los Angeles County Assessor. Late or incomplete filings can mean a full reassessment.
- Overlooking the occupancy requirement for intergenerational transfers. Without timely proof of principal residence, the exclusion can be lost.
- Not confirming the number of allowed transfers or the timing window for your situation. Rules differ for eligibility categories.
- Forgetting that special assessments, Mello‑Roos, and bonds stay with the property. Portability affects your assessed value under Prop 13; it does not remove local assessments.
A simple game plan for your move
If you plan to move within Valencia, keep your steps simple and organized. Use this checklist with your tax advisor and the Los Angeles County Assessor.
Confirm eligibility
- Are you age 55 or older, severely disabled, or a qualified disaster victim?
- For a parent‑to‑child transfer, will the child live in the home as a principal residence?
Gather documentation
- Current LA County property tax bill and assessed value
- Deed for the property you are selling or transferring
- Purchase contract for the replacement residence, or new construction records
- Proof of age or disability, if applicable
- Records of wildfire or disaster damage, if applicable
- Identification and documents that support occupancy for intergenerational claims
Ask your tax pro to run numbers
- Current assessed value versus market value for the home you are leaving
- Estimated market value for the replacement home
- How the market value difference may affect your transferred assessed value
- For parent‑to‑child transfers, how much value may be excluded under the cap
Confirm timing and deadlines
- The allowable window between selling your original home and buying or building your replacement home
- County filing deadlines for both portability and intergenerational claims
File with the LA County Assessor
- Identify the correct county forms and any electronic filing options
- Confirm any additional documents the county requires, including proof of occupancy for intergenerational claims
Check edge cases
- Second homes, rentals, or vacation properties and how they affect eligibility
- Replacement home located in a different county and where to file
- Properties held in trusts and whether you need trustee or beneficiary paperwork
Confirm the outcome
- Ask for a written estimate of your likely assessed value after transfer and your projected annual property tax under Prop 19 rules
Planning a Valencia move with confidence
Prop 19 can remove a major tax barrier when you move within Valencia. If you qualify, you can often keep a lower taxable value on your next primary home, even if the purchase price is higher. For families planning intergenerational transfers, the new focus on the family home and the occupancy requirement are the keys to preserving part of the parent’s tax base.
If you want help timing your sale and purchase, coordinating escrow, and moving quickly once your numbers pencil out, our team is ready to support your next step. We can align your buying and selling timelines, connect you with trusted local pros when you need them, and keep your move on schedule.
Ready to map your move and explore options? Get local guidance that blends speed with care. Contact Unknown Company to start, and Get Your Free Home Valuation.
FAQs
How does Prop 19 help a 55+ Valencia homeowner?
- If you are 55 or older and buy a replacement primary home, you may transfer your existing taxable value to the new home, subject to LA County filing rules and timelines.
Can I transfer my tax base more than once under Prop 19?
- Prop 19 expanded portability compared to prior law but places limits on the number of transfers. Check your count and confirm current LA County guidance with your tax advisor.
What happens if my new Valencia home costs more than my old one?
- The county generally adds the difference in market values to your transferred taxable value. You keep part of your lower base, though your assessed value will rise by that difference.
Do parent‑to‑child transfers still avoid reassessment in Valencia?
- Only sometimes. The exclusion focuses on the family home, the child must occupy it as a principal residence, and a monetary cap limits the excluded value. Otherwise, reassessment usually applies.
Does Prop 19 remove Mello‑Roos or other special taxes?
- No. Portability affects your assessed value under Prop 13. Special assessments, bonds, and Mello‑Roos remain with the property and continue to apply.
Where do I file for Prop 19 benefits in Los Angeles County?
- File your claim with the Los Angeles County Assessor. Use the county’s forms and follow its documentation and deadline instructions for portability or intergenerational exclusions.
