California Prop 19 & Closing Costs — El Dorado Hills

Replaces older Props 60/90/110 · Practical guidance for buyers & sellers in El Dorado County

Proposition 19 lets eligible homeowners transfer the taxable value of a primary residence to a replacement home anywhere in California. It also narrows parent–child and grandparent–grandchild exclusions to family homes/farms with a value cap and occupancy requirement. Key operative dates: February 16, 2021 (inheritance rules) and April 1, 2021 (base-year value transfers).

The Menser Real Estate Group often assists out-of-area buyers in moving their tax base to El Dorado Hills. Questions? Call (916) 586-7766 or email us.

This page provides general information only and is not tax, legal, or financial advice. Always confirm current rules with the County Assessor, State Board of Equalization, and your CPA or attorney.

Frequently Asked Questions

What is California Prop 19?
Prop 19 changed California property-tax law. It allows eligible owners to transfer the taxable value (base-year value) of a primary residence to a replacement home anywhere in the state, and it narrowed intergenerational exclusions for family transfers.
Is Prop 19 the same as the old Props 60/90/110?
Prop 19 replaced and expanded the old portability rules (60/90) and the disability rule (110). Under Prop 19, eligible owners can transfer across all counties, and certain owners can transfer more than once.
Who qualifies to transfer their tax base?
Homeowners who are 55 or older, severely/permanently disabled, or whose primary residence was substantially damaged or destroyed by wildfire or another Governor-declared disaster.
How many times can I transfer my base?
If you are 55+ or disabled, you may transfer up to three times statewide. Disaster-related transfers are also permitted when eligibility criteria are met.
Can I buy a more expensive home and keep my tax base?
Yes. If the replacement home costs more, the difference in market value is added to your transferred base. If it’s equal or less (subject to timing rules), the base transfers without an increase.
What are the timing rules?
You must buy or newly build the replacement home within two years of selling the original home (before or after). File your claim with the County Assessor after you occupy the replacement as your principal residence.
How do the parent–child and grandparent–grandchild rules work now?
They apply only to a family home (or farm) that becomes the transferee’s principal residence within one year. A value limit applies: the old assessed value plus $1,000,000 (adjusted periodically for inflation); any excess is added to the taxable value. For grandparent–grandchild transfers, the parent must be deceased on the transfer date.
Where do I file and what forms do I use?
File with the County Assessor where the property is located. Common forms include: BOE-19-B (55+), BOE-19-D (disabled), BOE-19-V (disaster), and intergenerational exclusion packets for parent–child and grandparent–grandchild transfers.
What closing costs should California buyers expect?
Typical items: lender fees (origination/underwriting), appraisal, credit report, escrow, title policies (lender/owner), recording, and prepaid taxes/insurance. Amounts vary by loan, price, and market; allocations are negotiable.
What is the El Dorado County documentary transfer tax and who pays it?
The county rate is $1.10 per $1,000 of consideration. Local custom often has the seller pay the county transfer tax—always negotiable.

Questions about Prop 19 or closing costs?

We regularly help clients transfer their tax base to El Dorado Hills and structure clean closings. Talk with The Menser Real Estate Group.

Call (916) 586-7766 Email us

Prop 19 Forms & Official Resources (El Dorado County)

Where to file: El Dorado County Assessor, 360 Fair Lane, Placerville, CA 95667 • (530) 621-5719 • Contact page.

Note: Form numbers, value caps, and filing requirements can change. Always confirm the latest details with the Assessor’s office and your tax professional.