Thinking about selling your Bonsall home and moving into something easier to maintain, but worried your property taxes will jump? You’re not alone. Many longtime North County owners want a simpler lifestyle without losing the low tax base they’ve built over the years. With Proposition 19, you may be able to bring your lower tax base with you when you buy a new primary residence in California. Here’s how it works, who qualifies, and the steps to take in San Diego County. Let’s dive in.
What Prop 19 portability means
Prop 19 lets eligible homeowners transfer the taxable value of their current primary residence to a replacement primary residence anywhere in California. This can reduce the property tax bill on your next home compared with a full reassessment to today’s market value. The rule is designed to help you move without a big tax increase.
Approved in November 2020 and effective April 1, 2021, Prop 19 replaced older rules and expanded portability statewide. The transfer happens only when you file a claim with the county assessor for the county where your replacement home is located.
Who qualifies in Bonsall
You may be eligible if you are:
- Age 55 or older
- A severely disabled homeowner
- Displaced by a wildfire or a declared natural disaster
Key rules to keep in mind:
- Both your original and replacement properties must be your primary residence.
- You can transfer your base value up to three times in most cases. Disaster-related moves may be treated differently.
- You can buy your replacement primary residence anywhere in California.
- You must file a claim with the county assessor to receive the transfer.
How the tax math works
Your “taxable value” is the assessed base used to calculate your property tax bill. Your home’s “market value” is its fair-market value, and the purchase price is often used as a practical proxy when you buy a replacement.
- If your replacement home’s market value is equal to or less than your original home’s market value, your taxable value typically transfers unchanged.
- If your replacement home’s market value is higher, the difference in market value is added to your transferred taxable value. This usually results in a lower taxable base than a full reassessment to the purchase price.
Example: Buying a less expensive home
- Original home market value at time of transfer: $1,000,000
- Original taxable value: $300,000
- Replacement home market value: $700,000
Because the replacement market value is less than the original, the taxable value transfers unchanged. Your new taxable value would be $300,000.
Example: Buying a slightly higher-priced home
- Original home market value: $800,000
- Original taxable value: $280,000
- Replacement home market value: $900,000
The difference in market value is $100,000. Your new taxable value would be $280,000 + $100,000 = $380,000. That is still typically lower than a full reassessment to $900,000.
Step-by-step for Bonsall moves
Portability is straightforward if you plan ahead and coordinate with the San Diego County Assessor and your escrow team.
Confirm eligibility. Make sure you meet the age, disability, or disaster criteria. Confirm that your original home is your primary residence and gather your latest property tax bill that shows your taxable value.
Plan your timing. When you’re under contract on your replacement home, contact the county assessor where the replacement is located. If you’re buying in San Diego County, that will be the San Diego County Assessor/Recorder/Clerk.
Gather documentation. During escrow, collect the deeds and closing statements for both the sale and purchase, plus proof of age or disability if applicable.
File your claim. Submit the county’s Prop 19 portability claim form shortly after closing, following the assessor’s instructions.
Track your bill. Keep copies of all communications and watch your property tax bill to confirm the transfer has been applied.
Documents to gather
- Recorded deed or grant deed for the original and replacement properties
- Final closing statements for both transactions
- Current property tax bill for the original property showing taxable value
- Proof of age or documentation of disability when required
- Completed county portability claim form
Timing tips with escrow
Let your escrow officer know you plan to file a Prop 19 claim so they can help you assemble documents quickly. If you’re considering multiple properties, decide which one will be your primary residence because you can only transfer your base to one replacement home. File your claim promptly to avoid missing any county-administered deadlines.
Local Bonsall considerations
Bonsall offers a rural and semi-rural feel, and many neighborhoods feature single-level homes and properties with more land. If you’re downsizing, you might also consider smaller-lot single-family homes or nearby 55+ options in greater North County. Inventory for lower-maintenance homes can be tighter than in denser parts of San Diego, so allow time to find the right fit.
Think about proximity to groceries, medical services, and transportation. Prop 19 portability can make it easier to move closer to these amenities without giving up a lower tax base. Plan your sale-and-purchase timeline with market conditions in mind and have a backup plan if the perfect home takes a little longer to appear.
Avoid common pitfalls
- Waiting too long to contact the county assessor and missing administrative windows
- Assuming portability applies to a second home or investment property
- Forgetting to coordinate the claim with escrow so you can submit complete documentation
- Confusing property tax portability with capital gains or other income tax rules
Plan taxes and next steps
Prop 19 affects your property tax assessed value, not your income taxes. If you expect capital gains from your sale, consult a tax advisor to confirm how federal exclusions may apply. Investment property rules, such as 1031 exchanges, are different from Prop 19 and do not overlap with primary-residence portability. Also note that Prop 19 changed how some intergenerational transfers are treated; if you’re planning for inherited property, speak with the county assessor or a qualified professional.
Ready to explore options?
If you’re considering a move within North County or elsewhere in California, you don’t have to give up your lower tax base to find the right fit. I help downsizers plan smart timelines, identify the right home types, and coordinate the Prop 19 claim process with your escrow team so your move feels smooth and confident. Let’s talk about your goals, your numbers, and the neighborhoods that match your lifestyle. Connect with Lynn Rinner to get started.
FAQs
Who qualifies for Prop 19 portability in Bonsall?
- Homeowners who are 55 or older, severely disabled, or displaced by a wildfire or declared natural disaster, with both the original and replacement homes used as primary residences.
How many times can a Bonsall homeowner transfer their base value?
- In most cases, you can transfer up to three times; disaster-related transfers may be handled differently, so confirm with the county assessor.
Do I need to occupy my replacement home as my primary residence?
- Yes. Both properties must be your primary residence, and counties may require documentation that establishes occupancy and intent.
Can I move my tax base from Bonsall to another California county?
- Yes. Prop 19 allows transfers anywhere in California; you file your claim with the assessor in the county where your replacement home is located.
What if I buy two homes when I downsize from Bonsall?
- You can transfer your base value to only one replacement primary residence, so clearly identify which property is your primary when you file your claim.
Is there a deadline to file my Prop 19 claim in San Diego County?
- Counties set administrative timelines and require official claim forms, so file as soon as practical and follow the San Diego County Assessor’s instructions.
Does Prop 19 change parent-to-child tax exclusions in San Diego County?
- Yes. Prop 19 significantly limited intergenerational exclusions; eligibility depends on the child using the property as a primary residence and meeting value rules, which is separate from portability.
