Under California Proposition 19, eligible homeowners aged 55+ can transfer their existing Proposition 13 assessed tax value to any replacement primary residence in California within two years of selling—even if buying a more expensive single-story home—saving thousands annually when downsizing in or from Santa Clarita.
Interactive California Prop 19 Senior Tax Transfer Calculator
Enter your current home's Prop 13 taxable value, estimated sale price, and target replacement home price to see your annual Prop 19 tax savings.
Downsizing In Santa Clarita vs. Downsizing From Santa Clarita
Whether you are transitioning from a two-story family home in Valencia or Stevenson Ranch into a lock-and-leave single-story residence inside Santa Clarita—or cashing out tax-free home equity to relocate closer to grandchildren in Ventura, Orange County, or the Central Coast—Carol Anderson coordinates both sides of the move without leaving you caught between escrows.
- Buy First or Sell First Flexibility: Seller rent-back agreements (up to 59 days post-closing) allow you to close on your current home, unlock cash proceeds, and move once at a relaxed pace—no double moves or storage units.
- Turnkey Estate Prep & Decluttering: Trusted referrals to senior move managers, estate liquidators, and light cosmetic refresh crews that maximize your sale price in 21 days.
- BOE-19-B Filing Coordination: Ensuring you meet the strict two-year replacement window and County Assessor claim filing requirements so your Prop 13 base transfers cleanly.
Premier Santa Clarita 55+ & Single-Story Downsizing Communities (2026)
| 55+ / Single-Story Enclave | Location | 2026 Price Band | Mello-Roos & Lifestyle Highlights |
|---|---|---|---|
| Belcaro (Guard-Gated 55+) | Valencia | $760K – $1.25M | Detached single-story luxury villas, clubhouse, pool, tennis/pickleball, low/matured CFD |
| Friendly Valley Country Club (55+) | Newhall / Canyon Country | $360K – $690K | 24-hr guard gate, two private golf courses, zero Mello-Roos, vibrant social clubs |
| Ovations at River Village (55+) | Valencia | $795K – $1.10M | Modern open-concept single-story floorplans connected to river trail & Valencia paseos |
| rincon / Aliento Terrace (55+ Enclave) | Canyon Country | $780K – $1.05M | Gated hilltop resort living with dedicated 55+ clubhouse, bocce, fitness & panoramic views |
Frequently Asked Questions
Can I buy my replacement single-story home BEFORE selling my current Santa Clarita house and still get Prop 19?
Yes! Proposition 19 allows you to purchase or newly construct your replacement primary residence up to two years BEFORE or two years AFTER selling your original home, and still transfer your low Prop 13 base once both transactions close.
What happens under Prop 19 if I buy a slightly more expensive single-story home?
Unlike the old Prop 60/90 rule that disqualified any purchase above 100%–110% of your sale price, Prop 19 lets you buy a higher-priced home and simply blends the difference onto your old Prop 13 assessed value.
How many times can a 55+ homeowner transfer their property tax base in California?
Eligible homeowners aged 55 or older (or severely disabled homeowners) can transfer their Prop 13 base value up to three (3) times anywhere across all 58 California counties.