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Prop 19 + BBYS Updated January 2026

Prop 19 + Buy Before You Sell: How California Seniors Can Move Once and Keep Their Tax Basis

California's Proposition 19 lets homeowners 55 and older transfer their property tax basis to a new home anywhere in the state. HomeLight Buy Before You Sell lets you unlock your equity before selling, eliminating the need for temporary housing. Together, these programs allow seniors to buy their next home, move once, sell their previous home vacant, and preserve their tax basis-all without the stress of coordinating simultaneous transactions.

The Senior Downsizing Problem

You've found the perfect single-story home in a quieter neighborhood. It's priced right, and you want to make an offer. But here's the timing problem:

• Your money is locked in your current home
• Making a contingent offer on your dream home? Unlikely to win in this market
• Sell first and move to temporary housing? Exhausting, expensive, and often requires two moves
• You've heard about Prop 19, but worry about timing the buy and sell within the 2-year window

Buy Before You Sell solves this. And it works perfectly with Prop 19.

Prop 19 Quick Refresher

Who qualifies: California homeowners age 55+, severely disabled individuals, or victims of wildfire or natural disaster

What it does: Allows you to transfer your property tax basis to a new home anywhere in California

Key limits:

• 3 lifetime uses (unlimited for wildfire/disaster victims)
• Replacement home must be purchased within 2 years of selling (before OR after)
• If new home costs more, the difference is added to your transferred basis

The 2-Year Window Works Both Ways

Prop 19 doesn't require you to sell first. You can buy your replacement home up to 2 years BEFORE selling your original home. This is what makes Buy Before You Sell such a natural fit.

The Numbers: Why This Matters

Example: Downsizing from Pasadena to Arcadia

Current Home Value $1,500,000

Current Tax Basis (bought in 1990) $100,000

Current Annual Property Tax ~$1,200

New Home Purchase Price $950,000

Property Tax WITHOUT Prop 19 ~$11,400/year

Property Tax WITH Prop 19 ~$1,200/year

10-year savings: approximately $102,000

That's more than three times the cost of the BBYS program fee-and the savings continue for as long as you own the home.

How to Combine BBYS + Prop 19: Step by Step

Step 1: Verify Your Prop 19 Eligibility
Confirm you're 55+, severely disabled, or a wildfire victim. Check if this is one of your 3 lifetime uses.

Step 2: Get BBYS Pre-Approval
Connect with a HomeLight partner agent. You'll know your Equity Unlock Amount within 24 hours.

Step 3: Find Your Replacement Home
Shop with confidence knowing exactly how much equity you can access. Make non-contingent offers that actually win.

Step 4: Purchase with Equity Unlock
Close on your new home using unlocked equity. Move directly in-no temporary housing.

Step 5: List and Sell Your Old Home
Your partner agent lists your previous home vacant within 21 days. Vacant, staged homes often sell for more.

Step 6: File Your Prop 19 Claim
File with your county assessor within 3 years of purchase. Your tax basis transfers.

Let's Plan Your Move Together

I specialize in helping seniors navigate Prop 19 and Buy Before You Sell. One conversation can map out your entire transition.

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Why Seniors Choose This Approach

Move Once, Not Twice

The traditional approach-sell, move to temporary housing, buy, move again-is exhausting for anyone. For seniors, it can be overwhelming. BBYS eliminates the temporary housing phase entirely.

No Rush to Pack

Once you've closed on your new home, you have 21 days to list your old home. That's time to pack at your own pace, arrange for help, and say proper goodbyes to neighbors.

Family Can Help With One Move

Coordinating family to help with moving is hard enough once. Twice? Nearly impossible. With BBYS, your family helps with one move-directly from old home to new home.

Accessibility Considerations

Many seniors downsize specifically for accessibility-single-story living, wider doorways, walk-in showers. Moving to temporary housing that isn't accessible, then moving again, can be dangerous. BBYS lets you move directly into your accessible new home.

What If My New Home Costs More?

Prop 19 still helps, though differently. If your replacement home costs more than your old home sold for, the difference is added to your transferred basis.

Example: Upsizing Scenario

Old Home Sale Price $1,200,000

Old Tax Basis $150,000

New Home Purchase Price $1,400,000

Difference $200,000

New Tax Basis $350,000

You still benefit significantly-your basis is $350,000 instead of $1,400,000.

Ready to Explore Your Options?

I'll help you understand how BBYS and Prop 19 work together for your specific situation.

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FAQ

Can I use Prop 19 if I buy before I sell?

Yes. Prop 19 allows a 2-year window that works both ways-you can buy up to 2 years before selling OR up to 2 years after selling.

How many times can I use Prop 19?

Three times in your lifetime if you're 55+ or severely disabled. Wildfire victims have no limit on uses.

Does Prop 19 work if my new home costs more?

Yes, but with an adjustment. If your replacement home costs more than your old home's sale price, the difference gets added to your transferred basis. You still benefit significantly.

What's the deadline to file Prop 19?

You must file with your county assessor within 3 years of purchasing your replacement home.

Can I move anywhere in California?

Yes. Unlike the old Prop 60/90, Prop 19 allows you to transfer your basis to any county in California.

Related Guides

→ How to Buy Before Selling Your Home in Los Angeles → Who Qualifies for HomeLight Buy Before You Sell? → The Real Costs of Buy Before You Sell

JB

Justin Borges

HomeLight Partner Agent | SRES | DRE# 01940318

Disclaimer: This article provides general information about Proposition 19 and HomeLight Buy Before You Sell. Tax laws are complex and subject to change. Consult with a qualified tax professional and/or real estate attorney for guidance specific to your situation. The Borges Real Estate Team is not a tax advisor.