Prop 19 Basics For Glendale Move‑Up Buyers

Thinking about selling your Glendale home and buying bigger, but worried about a jump in property taxes? You are not alone. Many longtime homeowners hesitate to move because their current taxable value is far below today’s market. If you qualify, California’s Proposition 19 may let you carry some or all of your lower taxable value to a new primary residence anywhere in the state. In this guide, you will learn what Prop 19 changed, who qualifies, how a move-up transfer works, and the steps to take in Glendale to keep your timeline on track. Let’s dive in.

What Prop 19 changed

Prop 19, approved in November 2020 and effective April 1, 2021, expanded the ability for certain homeowners to transfer their base-year assessed value to a replacement primary residence. This rule is often called “portability.” It is designed to help eligible owners move without losing the benefit of a lower taxable value.

Under Prop 19, you can transfer your base-year value to a replacement home located anywhere in California. The replacement must become your principal residence. If you buy a more expensive home, you can still receive partial relief, but your assessed value will be adjusted upward to reflect the higher market value.

Prop 19 also changed parent-to-child and grandparent-to-grandchild transfer rules. Those changes are separate from portability. If you recently inherited property or plan to, review those rules separately before you sell or convert a property to a rental.

Who qualifies

To use portability, you must be in one of these categories:

• Age 55 or older.
• Severely disabled.
• A homeowner whose principal residence was substantially damaged or destroyed in a Governor-declared disaster.

You must have owned and occupied the original property as your principal residence. The replacement home must also become your principal residence. Counties typically require objective proof of residency for each property.

Replacement property rules

Here are the key parameters Glendale homeowners should know:

• Location: The replacement property must be in California. Glendale sellers can buy in any county statewide.
• Use: The replacement must be your principal residence.
• Timing: Counties commonly describe a two-year window. You must purchase or complete new construction within two years before or after the sale of your original principal residence. Confirm exact timing and filing deadlines with the Los Angeles County Assessor.
• Ownership: You must have an ownership interest in the replacement home. If there are multiple owners or a trust is involved, ask the assessor how your ownership structure affects eligibility.

How the transfer works

The county assessor determines your new assessed value using Prop 19 rules.

• If your replacement home’s market value is the same or lower than the original home’s market value at the time of sale, the full base-year value generally carries over.
• If your replacement home is more expensive, your transferred base-year value is adjusted upward by the difference in market value. You receive tax relief, but the assessment reflects the higher price.

Most eligible owners can use portability a limited number of times in their lifetime. Many county explanations cite up to three transfers for age 55+ or severely disabled owners. Because rules and procedures can evolve, confirm your available transfer count with the Los Angeles County Assessor.

Prop 19 does not change federal income tax rules. The federal capital gains exclusion for a principal residence, generally $250,000 for single filers and $500,000 for married couples filing jointly, still applies separately.

Plan your Glendale move

Moving up often involves two transactions that must fit within the Prop 19 timeline. A little planning can save time and stress.

Step 1: Confirm eligibility

Verify whether you qualify based on age, disability, or disaster-related loss. Ask the Los Angeles County Assessor which documents prove eligibility, such as proof of birthdate or acceptable disability documentation.

Step 2: Map your timing

Sketch a timeline for your sale and purchase that fits within the two-year window. If you can, coordinate your sale and purchase close together. This makes it easier to document principal residence status and file your claim promptly.

Step 3: Estimate tax impact

Gather your current assessed value and an estimate of your home’s market value. Ask the assessor for an illustrative calculation showing how your base-year value could transfer at your expected purchase price. This helps you compare property tax outcomes with and without portability as you set your budget.

Step 4: Align sale and purchase

Work with your agent to structure contingencies, rent-backs, or a short interim rental if needed. The goal is to close within your planned window and ensure you can move into the replacement home as your principal residence.

Step 5: Coordinate escrow and title

Make sure escrow and title teams understand your intent to file a Prop 19 claim. Ask them to prioritize complete, clearly labeled closing packages, since the assessor will rely on these documents.

Documents and timelines

Before you close on your replacement home, gather these items so you can file promptly:

• Proof of sale for your original principal residence, such as the deed and closing statements.
• Purchase contract and closing statement for the replacement home. For new construction, include a certificate of occupancy when available.
• Evidence that both homes are, or were, your principal residence, such as identification cards, voter registration, and utility bills.
• Proof of eligibility, such as age documentation, approved disability documentation, or evidence of a qualifying disaster.

Ask the Los Angeles County Assessor when and how to submit the portability claim form. Filing practices can vary, and there may be specific deadlines to meet after your sale or purchase.

After you file

Once your claim is submitted, the assessor reviews your documentation and applies the rules. If your claim is approved, you will receive a revised assessment notice. Your next property tax bill will reflect the adjusted assessed value. Keep copies of all filings, determinations, and closing documents for your records.

Local agencies to contact

• Los Angeles County Office of the Assessor. This is your primary point of contact for portability questions, claim forms, and calculations.
• Los Angeles County Treasurer and Tax Collector. This office sends and collects property tax bills after the assessor sets the value.
• Los Angeles County Recorder. This office records deeds and ownership changes that the assessor will review.

Common pitfalls

A few missteps can cause delays or higher-than-expected taxes. Stay ahead of these items:

• Missing the timing or filing window. Mark your calendar and file as soon as you have the required documents.
• Assuming second homes or investment properties qualify. Portability is generally limited to principal residences.
• Under-documenting principal residence status. Provide clear, objective proof like IDs, voter registration, and utility bills.
• Expecting a full freeze when buying much higher-priced property. When the replacement is more expensive, the assessment typically increases to reflect the difference.
• Overlooking inheritance rule changes. If you inherited a low-tax property, review Prop 19’s parent-to-child changes before selling or converting it to a rental.

How we can help

If you are moving up within Glendale or relocating elsewhere in California, you want a plan that aligns your sale, purchase, and Prop 19 claim. Our family-run team offers local expertise across Glendale, La Cañada, La Crescenta, Burbank, and nearby neighborhoods. We help you target the right homes, structure timelines, and coordinate documents so your claim is supported from the start.

We will connect early with the assessor, your escrow officer, and title company, and we will keep you updated at each step. You get responsive, tailored guidance and access to private opportunities that may fit your wish list and timing. When you are ready, let’s talk through your eligibility, potential tax impact, and a move plan that works for your family.

Ready to explore your options? Reach out to the team you can trust at Petro Real Estate Group - Andrew & Stacy to schedule a friendly, no-pressure consultation.

FAQs

Can I move to any county in California under Prop 19?

• Yes. Prop 19 allows eligible homeowners to transfer their base-year value to a replacement principal residence anywhere in California, including moves in or out of Glendale.

What is the timeline to buy after I sell in Glendale?

• Counties commonly describe a two-year window to purchase or complete new construction before or after your sale. Confirm exact timing and filing deadlines with the Los Angeles County Assessor.

Can I transfer my base-year value to a more expensive Glendale home?

• Yes, but the transferred value is adjusted upward by the difference in market value, so you receive partial tax relief rather than a full freeze at your old taxable value.

Does Prop 19 affect my federal capital gains exclusion when I sell?

• No. Prop 19 is a California property tax rule. The federal exclusion, generally $250,000 for single filers and $500,000 for married couples filing jointly, is separate.

How many times can I use Prop 19 portability in my lifetime?

• Many county explanations cite up to three transfers for eligible owners who are age 55 or older or severely disabled. Confirm your current limit with the Los Angeles County Assessor.

Does Prop 19 portability apply to second homes or rentals in Glendale?

• Generally no. The rules apply to principal residences. You must show that the original and replacement properties are, or will be, your principal residences.