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When Proposition 19 took effect, it altered longstanding rules about property tax assessments, especially in Ventura County. Homeowners over age 55, those with disabilities, and heirs all face new conditions when transferring property. If you own real estate in Ventura or plan to pass it on, it is essential to understand how these changes affect you.
What Is Proposition 19?
Proposition 19 passed in November 2020 and became operational in 2021, and is intended to:
- Expand the ability of certain property owners to move without a significant tax penalty
- Restrict property tax advantages for inherited properties not used as a primary residence
Under Proposition 19, eligible homeowners may transfer the taxable base of their existing primary residence to a replacement residence anywhere in California, subject to rules. Additionally, Proposition 19 revised the rules governing parent-child and grandparent-grandchild transfers, eliminating many of the previous exclusions.
The Ventura County Assessor’s office outlines how property assessments and exclusions now operate under this law.
Who Benefits Under Proposition 19?
Homeowners Age 55+, the Severely Disabled, or Disaster Victims
If you meet one of these categories, you may transfer your factored base year value (your lower tax assessment) to another home. The replacement home can be in any California county. You can make this transfer up to three times in your lifetime. If the new home costs more than your original, the extra value is added to the transferred base.
To qualify, you must live in the replacement property and file a claim with the county assessor. Ventura County offers a BOE-19-B form for these transfers.
How Proposition 19 Changed Inherited Property (Parent-Child / Grandparent-Grandchild)
Before 2021, parents could pass homes to children without reassessment under Propositions 58/193. Proposition 19 narrowed that exclusion. Now, to keep the lower tax base:
- The inherited home must have been the parents’ primary residence.
- The child must also occupy the home as their primary residence.
- If the fair market value of the home exceeds the sum of the assessed value plus the current exclusion cap ($1,044,586), that excess is added to the taxable base.
For example, if the parent’s assessed value is $500,000 and FMV is $1,600,000, the buffer is $500,000 + $1,044,586 = $1,544,586. The $55,414 excess is added to the child’s tax base.
The California State Board of Equalization adjusts the Proposition 19 exclusion cap every two years, with the current cap set at $1,044,586 for transfers occurring between February 16, 2025, and February 15, 2027.
Key Steps for Property Owners in Ventura County
- Evaluate Eligibility Early. Before you sell or transfer real property, check whether you qualify under Proposition 19’s rules. Timing and occupancy matter.
- File the Correct Claim Forms
- For base year transfers (55+, disabled), use BOE-19-B in Ventura.
- For parent-child transfers, use BOE-19-P where applicable.
- File within 3 years of the purchase/transfer date or before sale to a third party.
- Understand Base Year Value Calculation. If your replacement home is more expensive, you will pay more in taxes, because the difference between FMVs is added to your transferred base. Counties define “full cash value” as the sale price or evidence indicating fair market value.
- Meet Occupancy Requirements. To maintain tax benefits, you must live in the property. Inherited homes must be used as your primary residence.
- Document Everything. Keep records of purchase, sale, occupancy, and any forms submitted. That documentation matters if the assessor questions your claim.
Frequently Asked Questions
Can I transfer my Ventura home’s low tax base when I move after age 55?
Yes. If you are 55 or older (or qualify under disability or disaster rules), you may transfer your home’s factored base to a new property anywhere in California, up to three times in your life.
Does Proposition 19 allow unlimited exclusion for inherited homes?
No. The exclusion only applies if the inherited home was a parent’s primary residence and the heir makes it their primary residence as well. Also, any property value above the assessed value plus the current exclusion cap ($1,044,586) is added to the tax base.
How do I file a claim for Proposition 19 benefits in Ventura County?
You must submit the proper BOE claim form (such as BOE-19-B or BOE-19-P) to the Ventura County Assessor’s office. The forms are available online, and the Assessor publishes instructions on how to file.
Ventura County Real Estate Attorneys for Property Transfers
In a county like Ventura, where property values are high, the differences triggered by Proposition 19 can be significant. For families, failing to meet the occupancy or value rules could result in sharply higher taxes. For seniors or homeowners with disabilities, the ability to move without losing their property tax base may free up options. Planning matters now more than ever.
If you’re considering transferring property or passing your home to heirs, turn to Schneiders & Associates. We can help you interpret how Proposition 19 applies to your situation and guide you through the steps to protect your tax base and legacy. Contact us today to get started.