Seller guide
Prop 19 for Peninsula Homeowners 55 and Older
If you are 55 or older and own your home on the Peninsula, Proposition 19 lets you sell, buy a new primary residence anywhere in California and bring your property tax base with you. Here is how it works in plain terms.
The short answer
Anywhere in California
Since April 1, 2021, your tax base can move to a new home in any county, not only within San Mateo County.
Any price
Buy smaller and your taxable value comes with you. Buy bigger and only the difference in value is added.
Up to three times
Owners 55 and older can use the transfer three times in a lifetime.
Two year window
Buy or build the new home within two years of selling, before or after the sale.
Who qualifies
- 1You are 55 or olderAt least one owner who lives in the home is 55 on the day the original home sells. A spouse living there qualifies too.
- 2It is your primary homeThe home you sell was eligible for the homeowners' exemption or the disabled veterans' exemption.
- 3You sell at market valueThe original home is sold and reassessed. A gift to your children does not count.
- 4The new home is your primary homeBought or newly built within two years of the sale, and eligible for the homeowners' exemption.
Severely disabled homeowners of any age and victims of a wildfire or declared natural disaster have similar transfers under their own forms (BOE-19-D and BOE-19-V).
The value rule: equal or lesser value
Your taxable value moves over with no change if the new home's market value is at or below a limit based on what your original home sold for. The limit depends on when you buy:
Above the limit, you still keep your tax base, but the difference in value is added to it. "Taxable value" means your original base year value plus the yearly inflation factors, the number on your current tax bill.
Example: what happens to your taxable value
Hypothetical: a long held home with a taxable value of $600,000 sells for $2,500,000. The move up home is bought before the sale, so the $500,000 difference is added. California's base property tax is 1% of taxable value, plus voter approved local charges. Your own numbers depend on the assessor's values; ask a CPA.
How to file
Form BOE-19-B
The claim for owners 55 and older. File it with the assessor in the county where your new home is.
Within three years
File within three years of buying or finishing the new home. San Mateo County accepts it by e-signature or PDF.
Homeowners' exemption
File for the homeowners' exemption on the new home too, since it must be your primary residence.
Plan to stay put instead? Homeowners 62 and older, blind or disabled, with limited income can apply to the State Controller's Property Tax Postponement program.
Timing your move on the Peninsula
Sell first
You get the 105% or 110% headroom and know your exact sale price. A rent back after closing can give you time to buy.
Buy first
One move and no rush, but the limit is 100% of your sale price. A bridge loan or a contingent offer can help.
Count the transfer tax
San Mateo County charges $1.10 per $1,000 on a sale. The City of San Mateo adds its own tax for homes inside the city.
Many downsizers look at walkable areas with condos and townhomes: Downtown Burlingame, Downtown San Mateo, Bay Meadows, Metro Center in Foster City, Redwood Shores, Downtown Redwood City, Downtown Menlo Park and Downtown Los Altos. See which neighborhoods are near Caltrain, or read about passing a home to your children.
Prop 19 FAQ
Can I use Prop 19 to move out of San Mateo County?
Yes. Since April 1, 2021, homeowners 55 and older can transfer their taxable value to a replacement primary residence anywhere in California, not just within San Mateo County. The claim is filed with the assessor in the county where the new home is.
Can I buy a more expensive home and still use Prop 19?
Yes. If the new home costs more than the "equal or lesser value" limit, you still keep your tax base, but the difference in value is added to it. If the new home is of equal or lesser value, your taxable value transfers with no adjustment.
How many times can I use Prop 19?
Homeowners 55 and older can use the base year value transfer up to three times in their lifetime, according to the San Mateo County Assessor.
How long do I have to buy the new home?
The replacement home must be purchased or newly built within two years of selling your original home, before or after the sale. The claim (form BOE-19-B) must be filed within three years of buying or finishing the replacement.
Does Prop 19 apply if I give my house to my children?
Not this part of Prop 19. A gift of the home to a child, during your life or through a will, does not qualify for the 55 and older transfer, because the original home must be sold at market value. Transfers from parents to children follow separate Prop 19 rules.
Thinking about your next move?
I'll value your home, show you what Prop 19 means for your next one, and plan the timing so you only move once if you can.
Sources: BOE: Proposition 19 comparison charts; San Mateo County Assessor: Prop 19 for seniors and severely disabled persons, and form BOE-19-B; San Mateo County documentary transfer tax; State Controller: Property Tax Postponement application. Facts as of November 2026. This page is general information, not legal or tax advice; Joseph is a real estate agent, not an attorney or CPA.