California Tax Law

Proposition 19 Calculator

Estimate your new assessed value and annual property tax when inheriting a parent's California home under the rules effective February 16, 2021.

Parent-to-Child Transfer

Calculate your Prop 19 benefit

Typical rate: San Mateo ~1.10%-1.18%, Santa Clara ~1.10%-1.20%. Include all assessments except Mello-Roos.
Prop 19 Result
Parent's Assessed Value
Fair Market Value at Transfer
Difference (FMV minus Parent AV)
Prop 19 Cap ($1,000,000)$1,000,000
Your New Assessed Value
Estimated Annual Property Tax (excl. Mello-Roos)
Annual Tax Without Benefit (at FMV)
Annual Savings from Prop 19
Estimates only. Proposition 19 calculations are complex and depend on exact assessed value at date of transfer, county assessor methodology, and specific property circumstances. This calculator uses the simplified rule: New AV = max(Parent AV, FMV - $1,000,000). Consult a California CPA or tax attorney and the county assessor before making financial decisions. Lisa M. Lum and Coldwell Banker Realty do not provide tax advice.

Proposition 19 on the Peninsula

What did Proposition 19 change about property tax inheritance?

Before Proposition 19 (effective February 16, 2021), children could inherit any California property — primary residence or investment property, regardless of value — and maintain the parent's Prop 13 assessed value without limit. Proposition 19 significantly narrowed this: children can now only transfer the parent's assessed value on a primary residence that the child will also use as their primary residence. The transferable benefit is capped: if the current fair market value exceeds the parent's assessed value by more than $1 million, the child's new assessed value is the fair market value minus $1 million. All other properties (vacation homes, rentals, commercial) are now fully reassessed at fair market value at transfer.

How is the new assessed value calculated under Proposition 19?

Step 1: Determine the fair market value at date of transfer. Step 2: Determine the parent's current Prop 13 assessed value. Step 3: Calculate the difference (FMV minus parent's AV). Step 4: If the difference is $1 million or less, the child's new assessed value equals the parent's assessed value. Step 5: If the difference exceeds $1 million, the child's new assessed value equals the FMV minus $1 million. On a Peninsula home assessed at $400,000 with current market value of $3 million, the difference is $2.6M — exceeding the cap — so the new assessed value would be $2,000,000.

Does Proposition 19 apply to grandparent-to-grandchild transfers?

Yes, grandparent-to-grandchild transfers qualify under Proposition 19 with the same rules as parent-to-child, but only if the grandchild's parent who would have been eligible for the transfer is deceased. All other conditions — primary residence requirement and $1 million cap — apply equally. Consult an estate planning attorney if your situation involves a multi-generational transfer.

What happens if I inherit the home but don't move in?

If you inherit a California home under Proposition 19 and don't establish it as your primary residence within one year of the transfer, the home is fully reassessed to fair market value at the date of transfer. You lose the entire Prop 13 base benefit. On a Peninsula home where the parent's assessed value was $500,000 and fair market value is $4 million, the difference between keeping and losing the benefit can easily exceed $30,000 to $40,000 per year in property taxes. If you're deciding whether to sell or move in, run the tax math first with a CPA.

Inheriting a Peninsula home?

Prop 19 decisions intertwine real estate timing, tax planning, and estate administration. Lisa M. Lum can walk you through the real estate side and connect you with Peninsula CPAs and estate attorneys who know the local market.

Talk to Lisa About Your Situation