How to Transfer Your Property Tax Base in San Francisco & the Bay Area (2025–2026 Guide) - Download the Guide

Thinking about selling your home but worried about losing your low property tax rate? Thanks to Proposition 19, qualifying homeowners in San Francisco and throughout California may be able to transfer their property tax base to a new home, even if that new home is more expensive or in a different county. This could mean significant tax savings when moving in 2025 or 2026.

Here’s everything you need to know:

Who Qualifies to Transfer Their Tax Base Under Prop 19?

You may qualify for a property tax base transfer if you are:

• ✅ A homeowner aged 55 or older.

• ✅ Severely disabled.

• ✅ A homeowner whose primary residence was destroyed by a wildfire or natural disaster.

More on eligibility from CA Board of Equalization.

Key Benefits of a Property Tax Transfer

• Keep your current low property tax base when buying a new primary residence.

• Seniors and disabled individuals may transfer their tax base up to three times.

• Homeowners impacted by wildfires or disasters may transfer once per event.

• Transfers are allowed anywhere in California, regardless of county.

• If your replacement home is more expensive, you only pay the tax difference, not a full reassessment.

DOWNLOAD THE PROP 19 FACT SHEET

How It Works: Step-by-Step

Sell your original primary home. 

STEP 1 - Buy your replacement home within two years (before or after) of selling the original home. Note: If you purchase before selling, you’ll initially pay the full assessed tax rate on the new property until the transfer is complete.

STEP 2 - The new home must become your primary residence.

STEP 3 - Submit the required tax base transfer forms to the county assessor where the new property is located. In San Francisco, visit the SF Assessor-Recorder's office.

Example Calculation:

Let’s say you sell your Bernal Heights home, which currently has a $600,000 property tax base, and buy a new home in Healdsburg for $1,000,000:

• Original home tax base: $600,000

• New home price: $1,000,000

• Price difference: $1,000,000 - $600,000 = $400,000

• New assessed tax base: $600,000 (original base) + $400,000 (difference) = $1,000,000

This amount is significantly lower than a full market-value reassessment, potentially saving thousands annually.

Bay Area Tips for a Smooth Transfer

• Start early: The property tax transfer paperwork can take time, so begin the process during your sale or purchase.

• Check with your county: While Proposition 19 applies statewide, counties like San Francisco, Marin, Alameda, and Sonoma may have specific forms or slight variations. Confirm local requirements.

• Consult your real estate agent and tax expert: Work with a professional familiar with Proposition 19 to time transactions optimally and ensure you maximize benefits.

Final Thoughts

If you're planning a move in 2025 or 2026, transferring your property tax base could significantly impact your finances, especially in the Bay Area’s competitive housing market. Proposition 19 is designed to help longtime homeowners, retirees, and others navigating major life transitions smoothly and affordably.

Have questions about your next move? Connect with Legacy Real Estate founders Carren Shagley and Jennifer Burden to explore your options and make the most of your Prop 19 benefits.