Unlock Your Equity Without Losing Your Tax Base: How Prop 19 Helps North County Homeowners Move Smart

What if you could sell your current home, buy your next one—and still keep your low property tax base?
That’s exactly what Prop 19 allows. For long-time homeowners in North County San Diego, it’s opening doors that used to feel financially closed.

Whether you're in Carlsbad, Encinitas, Del Mar, Rancho Santa Fe, or other inland or coastal communities, this law could be your key to moving without sacrificing your tax savings.

What Is Prop 19?

Proposition 19 is a California law that lets eligible homeowners transfer the tax base from their current home to a new home anywhere in the state. This means you can move—without resetting your property taxes to current market value.

You qualify if:

• You're 55 years or older

• You’re severely disabled

• Or you’re a wildfire or disaster victim

You can use it up to three times, and the new home can be equal to, less than, or greater than your current home’s value.

How the Tax Math Works:

• If your new home is equal to or less than your current home’s value → you keep your exact tax base

• If your new home is more expensive → you pay a blended tax: your original tax base plus the tax on the difference in value

 This structure is designed to protect long-time homeowners who want to make a move without losing the financial advantage they’ve earned.

Why This Matters in North County

Many North County homeowners purchased their homes 15–25+ years ago. Because of Prop 13, those owners now benefit from very low property tax assessments, locked in from their original purchase price.

Historically, if you moved—even to a smaller home—you’d lose that tax protection.

Prop 19 changed that.

Now you can:

• Downsize to a single-level home or lower-maintenance lifestyle

• Move closer to family, healthcare, or community

• Relocate within North County or to a completely new part of the state

• Upsize into a dream home for this next phase of life

All while maintaining your low tax base.

Want to make sure your move adds up? Read: What to Know Before Selling a Home in North County

Why You Shouldn’t Wait

The North County real estate market remains inventory-constrained, and buyer demand is still strong in most price ranges. If you’re sitting on substantial equity, you're in a great position to:

• Sell for a strong number

• Transfer your tax base under Prop 19

• Secure your next home with minimal tax impact

But the Prop 19 process only works when it’s executed correctly. That means:

• Filing on time with the California State Board of Equalization

• Understanding how it applies to more expensive replacement homes

• Aligning timelines between your sale and purchase

• Avoiding missed deadlines or disqualifying errors

Thinking About Making a Move?

If you're 55 or older and own a home in North County San Diego, Prop 19 might be the key to unlocking your next chapter—without giving up your tax savings.

We’ll walk you through:

• Your eligibility and use case

• How to prepare your current home for a top-dollar sale

• The true cost of your replacement home (including taxes)

• And how to make the entire process smooth, compliant, and profitable

Let’s run the numbers. No pressure—just clarity

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