Thinking about a move in Orinda after 55 and worried about higher property taxes? You are not alone. Many longtime owners want to rightsize, be closer to family, or head to a new lifestyle without losing their low tax base. In this guide, you will learn how California’s Prop 19 works for sellers 55+, what deadlines matter, how the value transfer is calculated, and the local details that can affect your bill in Orinda. Let’s dive in.
Prop 19 basics for Orinda sellers 55+
Prop 19 lets eligible homeowners age 55+ transfer the factored base year value from their current principal residence to a replacement principal residence anywhere in California. You can use it up to three times, and the replacement home can be any price, with an adjustment if it costs more. The State Board of Equalization explains the program.
Who qualifies and when
To qualify, you must be at least 55 at the time you sell your original home. The original must be your principal residence, and the replacement must become your principal residence when you file the claim. One of the two transactions must occur on or after April 1, 2021. See BOE’s Prop 19 overview.
The two key timelines
- Two-year window: Your sale and your purchase or new construction must happen within two years of each other. Either can happen first.
- Three-year filing clock: File the claim with the assessor in the county where the replacement home is located within three years of the replacement purchase or construction completion to receive retroactive relief. Later filing may only reduce taxes going forward. Claims are filed with the assessor, not through escrow. BOE details the timing and filing rules and posts the prescribed forms.
How the value transfer works
If your replacement home is equal to or less than your original home’s fair market value, your factored base year value transfers without adjustment. If it is more expensive, the difference in full cash values is added to your transferred base.
“Equal or lesser value” depends on timing:
- Buy the replacement before you sell: up to 100% of your original value.
- Buy within the first year after you sell: up to 105%.
- Buy within the second year after you sell: up to 110%.
BOE outlines these thresholds.
Example:
- Original Orinda home: factored base year value 300,000 dollars; fair market value at sale 1,200,000 dollars.
- Replacement home: purchase price 1,500,000 dollars.
- New taxable value: 300,000 dollars plus the difference between 1,500,000 and 1,200,000 equals 600,000 dollars.
This calculation method is described by county assessor guidance.
Why this matters in Orinda
Orinda is a high-value market. In recent data, typical sale and list prices often range around 1.5 million to 1.9 million dollars depending on the month and source. Many longtime owners carry low Prop 13 bases, so a transfer can deliver significant annual savings versus a full reassessment on a new home.
Property tax bills in Contra Costa start with the 1% base rate. Your final bill also includes voter-approved bonds, parcel taxes, and special assessments that vary by neighborhood. Review your current tax bill and the county’s notes on rates to understand your total. Contra Costa County summarizes local tax rate components.
Parcel taxes and senior exemptions
If you currently receive a local parcel tax exemption, moving could change your eligibility. Orinda Union School District has parcel taxes and provides certain senior or low-income exemptions for qualifying homeowners. Confirm deadlines and rules, especially if you plan to move within the district or out of it. Review OUSD parcel tax and exemption information.
Your step-by-step game plan
Use this simple checklist to stay on track.
Before you list or while under contract
- Confirm you will be at least 55 on the date you sell your Orinda home.
- Share your Prop 19 goals with your real estate agent so your search and timing align with the rules.
- Map the two-year window between your sale and your purchase or new construction.
At closing on both homes
- Save your grant deeds and closing statements for both the sale and the purchase. The assessor will ask for them.
- Capture the exact dates of your sale and your purchase or new construction completion. These dates drive the two-year window and the three-year filing deadline.
- If you are buying before selling, watch the equal or lesser value thresholds.
After you move into the replacement home
- Occupy the home as your principal residence and be eligible for the Homeowners’ Exemption when you file.
- File the BOE-19-B claim form with the assessor in the county where your replacement home is located. Filing within three years preserves retroactive relief. Find BOE forms here.
- If an inheritance or parent-child transfer is involved, seek advice right away. Rules are time-sensitive and complex.
Where to get authoritative help
- Contra Costa County Assessor: local Prop 19 page and contacts for forms and filing questions. Start with the county’s Prop 19 page and forms and contact page.
- California State Board of Equalization: program overview and statewide guidance. BOE Prop 19 overview.
Planning around inheritance changes
Prop 19 narrowed the parent-to-child and grandparent-to-grandchild exclusions. Today, an inherited home can avoid reassessment only if it becomes the heir’s principal residence and only up to a capped amount that is adjusted every two years. For transfers from February 16, 2025 to February 15, 2027, the BOE set the cap at 1,044,586 dollars. Heirs often need to apply for the Homeowners’ or Disabled Veterans’ Exemption within one year to qualify. See the BOE’s latest cap announcement.
Mistakes to avoid
- Missing the two-year window between sale and purchase or construction.
- Waiting more than three years to file and losing retroactive relief.
- Assuming escrow will file the claim. You must submit it to the county assessor.
- Buying before you sell and overlooking the equal or lesser value thresholds.
- Filing before you occupy the replacement as your principal residence.
- Forgetting to review parcel tax exemptions that may change when you move.
If you are considering a move, you deserve a plan that protects your budget and keeps your timeline on track. For personalized guidance on preparing, pricing, and sequencing your sale and purchase in the East Bay, connect with Kory Madge.
FAQs
Can I keep my low tax base if I move anywhere in California under Prop 19?
- Yes. If you meet eligibility and timing rules, you can transfer your factored base year value to a replacement principal residence anywhere in the state, up to three times for age 55+ claimants. BOE explains eligibility and portability.
What if my replacement home costs more than my Orinda home?
- The difference between the full cash values is added to your transferred base. For example calculations and how assessors apply the rule, see county guidance. Learn more about the calculation.
How many times can I use Prop 19 as a 55+ seller?
- You can make up to three qualifying transfers in your lifetime under the age 55 or disabled category. See BOE’s overview.
Can escrow or my agent file my Prop 19 claim for me?
- No. You file directly with the county assessor after both transactions close and you occupy the replacement home. Your agent can help you track deadlines and documents. BOE outlines filing responsibilities.
Do I have to stay in Contra Costa County to use Prop 19?
- No. You can move anywhere in California. File your claim with the assessor in the county where your replacement home is located. BOE explains statewide portability.
