Thinking about moving to Palm Desert, Rancho Mirage, or La Quinta and wondering if you can keep your lower property tax base? You’re not alone. California’s Prop 19 changed how property tax base transfers work, and it can make a big difference in your monthly costs. In this guide, you’ll learn who qualifies, how the math works, what steps to take, and where to get official answers for Coachella Valley moves. Let’s dive in.
Prop 19 in plain English
Prop 19 lets certain homeowners transfer the taxable “base year value” of their primary residence to a new primary residence in California. It took effect on February 16, 2021. This helps eligible buyers move without taking on a full market-value reassessment.
For Coachella Valley movers, this matters if you are downsizing or relocating to places like Palm Desert, Rancho Mirage, Indian Wells, La Quinta, or Desert Hot Springs. If you qualify, you can bring your lower assessed value with you, which can reduce your property tax bill compared with a brand-new assessment at the current purchase price.
Prop 19 also narrowed earlier inheritance rules. Parent-to-child and grandparent-to-grandchild exclusions still exist in limited form, usually only when the child or grandchild makes the home their primary residence and other conditions are met.
Who qualifies
You can generally use a Prop 19 transfer if you are one of the following:
- Age 55 or older.
- Severely disabled as defined by state rules.
- A victim of wildfire or other natural disaster under the applicable statutes and timelines.
Basic requirements:
- The home you sell must be your principal residence at the time of transfer.
- The home you buy must become your principal residence.
- You must provide documentation, such as proof of age or disability, and proof of occupancy.
Transfers apply anywhere within California. You cannot transfer a tax base from an out-of-state property.
How a tax base transfer works
The idea is simple: your lower assessed value can follow you to your replacement home, with an adjustment if you buy at a higher market value.
- If your replacement home’s market value is the same or lower than the home you sold, your original assessed value generally becomes the new assessed value.
- If your replacement home’s market value is higher, the new assessed value equals your original assessed value plus the difference between the two market values.
Simple example
- Your original home has a market value of $500,000 and an assessed base of $200,000.
- Your replacement home has a market value of $600,000.
- New assessed value = $200,000 + ($600,000 − $500,000) = $300,000.
Your property taxes will be calculated from that $300,000 base, subject to annual growth caps and any local voter-approved assessments.
How many times can you transfer
Prop 19 allows eligible homeowners to make multiple transfers. If you think you may move more than once, confirm details with the state guidance or your county assessor.
Steps for a Coachella Valley move
Use this checklist to plan your transfer:
- Check in early with the county assessor. Most Coachella Valley cities are in Riverside County. Contact the Riverside County Assessor before you list or close to understand forms, timing, and proof requirements.
- Confirm your eligibility. Verify that you qualify as age 55+, severely disabled, or a victim of wildfire or another natural disaster, and that your original home is your principal residence.
- Gather documents. Typical items include deeds, recent property tax bill, sale settlement statement, purchase documents or recorded deed for the replacement property, driver’s license or other proof of primary residence, and proof of age or disability.
- File your claim. Submit the county’s Prop 19 claim form and any supporting documentation as instructed by the assessor.
- Monitor your assessment. Review the assessor’s notice for accuracy. If the market values or adjustments look off, contact the assessor promptly.
- Get professional help for complex cases. If you have a trust, multiple owners, an inheritance, a divorce, or uncertain occupancy dates, consult a qualified tax professional or real estate attorney before you finalize contracts.
Timing tips that help
- Start early. Contact the assessor before you close. Proof-of-occupancy dates and documentation can affect eligibility.
- Coordinate your closings. Keep a clean paper trail for sale and purchase dates to simplify your claim.
- Expect processing time. Assessors need time to review files, especially during busy seasons.
- Document primary residence. Utility bills, driver’s license, and voter registration can help show occupancy for the replacement home.
- Plan for local assessments. Even with a transfer, local voter-approved assessments or parcel taxes may still apply.
What this means for Coachella Valley buyers and sellers
- Downsizers and retirees can move into low-maintenance homes, condos, or amenity-rich communities while keeping a lower tax base. This often makes retiring or relocating within the valley more affordable.
- Market mobility may increase. Buyers from across California can transfer a low tax base into Palm Desert, Rancho Mirage, or La Quinta. That can support demand in popular communities.
- Expect some increase if you buy up. If your new home’s market value is higher than the one you sold, your assessed value will increase by the difference. It will still be lower than a full market-value reassessment.
Official resources and where to get answers
For current rules, forms, and official guidance, rely on these sources:
- Review the California State Board of Equalization’s Prop 19 overview and resources for eligibility and calculation guidance. Visit the California State Board of Equalization Prop 19 page.
- For local filing instructions, forms, and contact details, go to the Riverside County Assessor-County Clerk-Recorder.
If your move involves a trust, multi-owner title, or complex timing, consult a qualified tax professional or real estate attorney.
Common scenarios, answered
Moving from another CA county to Palm Desert
Yes, you can transfer your base if you qualify. Prop 19 allows eligible homeowners to move their assessed value anywhere in California, including to Coachella Valley cities.
Downsizing within the valley
If your replacement home’s market value is equal to or lower than your original home’s market value, your original assessed base generally carries over. This can keep your tax bill closer to what you paid before.
Inheriting a home
Prop 19 narrowed the parent-to-child and grandparent-to-grandchild exclusions. In many cases the lower assessed value only remains if the child or grandchild makes the inherited home their primary residence and other conditions are met. Confirm details with the assessor.
Moving from out of state
Prop 19 does not allow you to transfer a tax base from an out-of-state property. Your new California home will be assessed at its market value.
Work with a local guide
Prop 19 can be a powerful tool, especially if you’re planning a move to or within the Coachella Valley. You do not have to navigate it alone. With 25+ years in the valley and a concierge approach, Lori helps you coordinate timing, line up documents, and connect with the right county contacts so your transfer goes smoothly. If you’re considering a sale and purchase, or you want to compare neighborhoods and community amenities across Palm Desert, Rancho Mirage, Indian Wells, and La Quinta, reach out for tailored guidance.
Ready to plan your move and keep your costs in check? Connect with Lori Ebeling to schedule a 15-minute consultation.
FAQs
Who qualifies for a Prop 19 transfer in California?
- Eligible groups include homeowners age 55 or older, severely disabled homeowners, and victims of wildfire or other natural disasters, subject to state definitions and timelines.
Can I transfer my tax base from Los Angeles to Palm Desert under Prop 19?
- Yes if you meet eligibility rules; Prop 19 allows transfers anywhere in California as long as both properties are your primary residences during their respective periods.
How does the assessed value get calculated when I buy a higher-priced home?
- Your new assessed value is your old assessed base plus the difference between the replacement home’s market value and the original home’s market value.
Does Prop 19 work if I’m moving into California from another state?
- No, you cannot transfer a base from out of state; the new California property will be assessed at market value.
What documents will the Riverside County Assessor ask for?
- Typical items include deeds, recent tax bills, settlement statements, proof of primary residence, and proof of age, disability, or disaster loss as applicable.
Do I need a lawyer to file a Prop 19 claim?
- Many straightforward moves can be handled with assessor forms; consult a tax professional or attorney for trusts, inheritances, multiple owners, or complex timelines.
