Thinking about a move into, out of, or within San Ramon and worried about a property tax jump? You are not alone. Many homeowners want to right-size, relocate closer to family, or simplify life without losing their low tax base. The good news is that California’s Proposition 19 can help in specific situations. In this guide, you will learn what Prop 19 does, how it works for San Ramon moves, what changed for family transfers, and the key steps to file with Contra Costa County. Let’s dive in.
Prop 19 in a nutshell for San Ramon
Prop 19, effective February 16, 2021, changed two big things in California’s property tax rules:
- Portability for certain homeowners. If you are age 55 or older, severely disabled, or a victim of a wildfire or other declared disaster, you may transfer your current home’s taxable value to a replacement primary residence anywhere in California. That includes moves into or out of San Ramon.
- Narrowed parent-child exclusions. The prior broad exclusion that let most inherited homes keep a low taxable value is now limited. In many cases, only the family home can keep the prior taxable value, and only if the child makes it a principal residence and value limits are met. Many inherited or gifted properties are now reassessed.
These changes are implemented locally by the Contra Costa County Assessor. You must file to claim a transfer or exclusion. It is not automatic.
Who qualifies to transfer your tax base
- You are typically eligible if you are age 55+, are severely disabled, or lost your home to a wildfire or other declared disaster.
- The transfer must be for your principal residence. Second homes and investment properties do not qualify.
- You can move anywhere in California and still apply for the transfer. This means a San Ramon seller can bring their tax base to another county, and a buyer moving into San Ramon can bring a tax base from another county, if they qualify.
Confirm specific eligibility details and documentation with the Contra Costa County Assessor.
Moving into or out of San Ramon: how portability works
Statewide transfers
Under Prop 19, eligible homeowners can move within Contra Costa County or across the state and request to bring their original taxable value along. This helps reduce the property tax impact of buying in a higher-priced area or upsizing.
How your new taxable value is calculated
The replacement home’s taxable value starts with your prior home’s taxable value and adjusts based on the two properties’ market values at the time of sale and purchase.
Here is a simple example for illustration:
- Old home taxable value: 200,000
- Old home market value at sale: 600,000
- New home purchase price: 800,000
- Difference: 800,000 − 600,000 = 200,000
- New home taxable value: 200,000 (old taxable value) + 200,000 (difference) = 400,000
If your replacement home’s market value is less than or equal to your old home’s market value, your old taxable value typically carries over. If your replacement is more expensive, the taxable value increases by the difference in market values. Local assessments and special taxes still apply.
Number of transfers and timing
Prop 19 expanded how many times eligible homeowners can use a transfer compared with older rules. There are limits, and disaster-related moves may have additional allowances. Check current Contra Costa County guidance for counts and deadlines. Always file as soon as possible and keep copies of everything.
Local taxes still apply in San Ramon
Your base property tax in California is about 1 percent of assessed value, but San Ramon neighborhoods can include special assessments, parcel taxes, Mello-Roos, and community facilities district charges. These local charges continue to apply on a replacement property, even when you transfer your tax base. Review the specific tax bill for any home you are considering.
Parent-to-child transfers in San Ramon
What changed
Before Prop 19, many parent-to-child transfers avoided reassessment. Now, the exclusion is narrower. The prior taxable value is generally preserved only when the property is the family home and the child occupies it as a principal residence, and then only within statutory value limits. Many inherited or gifted properties are reassessed to market value.
If you plan to live in the home
If you inherit a San Ramon home and intend to make it your principal residence, you can apply for the exclusion. You will typically need to occupy the home within a set timeframe and file the claim. If the market value exceeds certain limits compared with the assessed value, some reassessment may still occur.
If the property is a rental or second home
In most cases, inherited properties that are not used as your principal residence are reassessed to market value. This can significantly increase property taxes. If you are weighing options, talk with the Contra Costa County Assessor to understand your likely tax impact before changing title or selling.
Planning tips for families
- Do not transfer title or set up an estate plan without understanding Prop 19’s impact on reassessment.
- If the goal is to keep a home in the family, discuss occupancy plans and timing with the heirs in advance.
- Be prepared to file required forms and provide proof of principal residence if you seek the exclusion.
Step-by-step: filing with Contra Costa County
What to gather
- Recorded deed for the transfer or sale of the original property
- Your latest property tax bill and the assessed value (base-year value)
- Purchase documents for the replacement home: purchase contract and closing statement
- Proof of eligibility, such as age or disability, or disaster documentation
- Proof of principal residence when needed, such as a driver’s license or voter registration
When to file and what to expect
- File the required claim forms with the Contra Costa County Assessor’s Office. Some claims are due shortly after purchase or transfer. Ask the county for current deadlines.
- Portability and exclusions are not automatic. Missing forms can mean losing the benefit.
- Processing can take time. If your result is different from what you expected, the assessor can provide appeal instructions.
Avoid these common missteps
- Waiting too long to contact the assessor or gather paperwork
- Assuming an intergenerational transfer will keep the old assessed value without occupancy
- Overlooking local special taxes and Mello-Roos when budgeting for a new home
Real-world scenarios for San Ramon moves
Selling in San Ramon at 60 and buying elsewhere in California
If you are 60 and selling a San Ramon primary home, you can generally apply to transfer your base-year taxable value to a replacement primary residence anywhere in California. Your new taxable value will reflect your old taxable value, plus any adjustment if the new market value exceeds the old market value.
Upsizing within San Ramon
If you buy a more expensive home in San Ramon, your transferred taxable value will increase by the difference in market values, but it is often still lower than a full reassessment. Review the example formula above as a guide, then confirm with the assessor.
Inheriting a San Ramon home
If you move in and claim it as your principal residence, you can apply for the exclusion. If you do not occupy the home, expect reassessment to market value. Gather documents early, decide on occupancy, and file promptly.
Your next move, simplified
Prop 19 can help you stay flexible with life changes while managing property taxes, but the details matter. Eligibility, timing, documentation, and local assessments all affect your final tax bill. If you want a clear, personalized plan for your San Ramon move or inheritance, connect with a local advisor who will handle the details and keep your results front and center.
If you would like a tailored game plan and market analysis for your property, reach out to Lauren Kraus’s team. We will map your options, coordinate vendors when needed, and help you file the right forms at the right time. To get started, contact Unknown Company to request your complimentary home valuation.
FAQs
How does Prop 19 help a 55-plus San Ramon homeowner move?
- If you are age 55 or older, you can generally transfer your current home’s taxable value to a replacement primary residence anywhere in California, subject to filing and eligibility rules set by the county assessor.
Can I transfer my tax base to a higher-priced San Ramon home?
- Yes, but expect an adjustment: your new taxable value equals your old taxable value plus the difference between the new home’s market value and your old home’s market value, if the new home is more expensive.
Do local Mello-Roos or special taxes transfer under Prop 19?
- Yes, local charges like Mello-Roos, parcel taxes, and special assessments still apply to your replacement property even when you transfer your taxable value.
What if I inherit a San Ramon home but do not live in it?
- In most cases, the property will be reassessed to market value, which can raise property taxes. The broader exclusions that existed before Prop 19 no longer apply to most non‑owner‑occupied inherited homes.
Who processes Prop 19 forms for San Ramon properties?
- The Contra Costa County Assessor’s Office handles claims, determines eligibility, calculates values, and provides instructions for appeals if needed.
