Prop 19 in Torrance: Keep Your Low Tax Base When You Move

Thinking about moving within Torrance but worried you will lose your low property tax base? You are not alone. Many longtime homeowners feel locked in by taxes when the right next home finally appears. The good news is California’s Proposition 19 can let you move and keep your Prop 13–limited assessed value, if you qualify. In this guide, you will learn exactly how the transfer works, who qualifies, how the math is done, and how to file in Los Angeles County. Let’s dive in.

Prop 19 at a glance

Prop 19 lets eligible homeowners transfer their existing Prop 13 assessed value to a replacement primary residence anywhere in California. You file your claim with the assessor where the replacement home is located. For Torrance moves within Los Angeles County, that is the Los Angeles County Assessor. The California State Board of Equalization provides the official rules and forms.

You may qualify if one of the following applies at the time you sell your original home:

• You are age 55 or older.
• You are severely and permanently disabled.
• You are a victim of a qualifying wildfire or other natural disaster.

Most qualifying owners can transfer their base year value up to three times. Disaster cases have separate rules. The BOE Prop 19 hub has full eligibility details.

Timing and where to file

Prop 19 sets two key timing windows:

• Buy or build your replacement primary residence within two years of selling your original home.
• File your claim with the assessor, generally within three years of purchasing or completing construction of the replacement home, to receive prospective relief.

You file in the county where the replacement property is located, after you occupy the new home. This claim is not handled through escrow. State guidance outlines these timelines and steps.

How taxable value is calculated

Prop 19 compares the market value of your original home to the market value of your replacement home and then applies your factored base year value to the new property. The rules are precise, and the BOE publishes clear examples.

• If your replacement home’s value is equal to or less than your original home’s value, your factored base year value transfers without an increase. There is a timing adjustment to the compare value: 100 percent if purchased before the sale, 105 percent if purchased within one year after the sale, and 110 percent if purchased within two years after the sale. See BOE’s value comparison rules.
• If your replacement is more expensive, the excess value over the adjusted original value is added to your transferred base. In plain terms, you keep your low base and add only the price difference. The BOE provides worked examples.

Quick examples

• Equal or lesser value: Original fair market value $800,000 with a factored base year value of $200,000. Replacement fair market value $800,000. Your new taxable value becomes $200,000.
• Buying up: Original fair market value $800,000 (base $200,000). Replacement fair market value $1,100,000, purchased within one year of the sale. Compare to 105 percent of $800,000, which is $840,000. The excess is $260,000. New taxable value becomes $200,000 plus $260,000, or $460,000. This mirrors BOE examples.

Parent and child transfers under Prop 19

Prop 19 narrowed the prior intergenerational exclusion. For transfers on or after February 16, 2021, a child who inherits a family home must make it their principal residence to keep any exclusion from reassessment, and the exclusion is limited to the sum of the transferor’s factored base year value plus an indexed dollar amount. Amounts above that become taxable. Other real property generally does not qualify for the prior exclusion. Review BOE’s intergenerational guidance.

Key steps if you inherit a Torrance home and plan to live in it:

• File the homeowners’ exemption or disabled veterans’ exemption within one year of the transfer.
• File the BOE intergenerational claim form within three years of the date of transfer, or before a transfer to a third party. The BOE lists these forms and requirements.

Disaster relief scenarios

If you are a victim of a wildfire or other qualifying natural disaster, Prop 19 lets you transfer your base year value to a replacement home anywhere in California. The assessor typically determines the property’s fair market value immediately before the disaster for the calculation. Deadlines and documentation differ in disaster cases, so work with the Los Angeles County Assessor’s disaster relief unit for specifics. This county outreach summary explains the pre‑disaster valuation step.

Filing forms and how to submit

Use the state‑prescribed BOE forms. Common forms include:

• BOE‑19‑B for homeowners 55 and older.
• BOE‑19‑D and BOE‑19‑DC for disabled persons.
• BOE‑19‑V for wildfire or natural disaster victims.
• BOE‑19‑P for intergenerational exclusions.

You can confirm current forms on the BOE property tax forms page. Submit your completed claim to the assessor for the county where your replacement home is located. For Torrance or elsewhere in Los Angeles County, file with the Los Angeles County Assessor after you occupy the replacement home.

Practical tips for Torrance homeowners

• Confirm your factored base year value from your prior tax bill or the county roll before you start shopping. It anchors the calculation.
• Keep copies of your closing statements, recorded deeds, and occupancy evidence. You will need them for your claim.
• If you buy the replacement before selling your original, expect to pay taxes on the replacement’s full market value during the overlap period. There is no refund for that time.
• File promptly and track your submission. Processing times can vary by county.

How we can help

Planning your next move is easier when you know your numbers. Our team helps you sequence the sale of your Torrance home and the purchase of your replacement primary residence so your Prop 19 claim fits the timeline. We coordinate with your tax and legal advisors and keep your deal moving while you focus on the home you want.

Ready to map out your Prop 19 strategy and your next South Bay move? Reach out to the local team at Accardo Real Estate Company for a private consultation.

FAQs

Can Torrance owners transfer a tax base to another county?

• Yes. Prop 19 allows you to transfer your base year value to a replacement primary residence anywhere in California. File your claim with the assessor where the replacement home is located, per BOE guidance.

Who qualifies to keep a low tax base when moving?

• Homeowners who are 55 or older, severely and permanently disabled, or victims of a qualifying wildfire or natural disaster may qualify, subject to timing and filing rules described by the BOE.

How many times can an eligible owner use Prop 19?

• Most qualifying owners can transfer their base year value up to three times. Disaster transfers follow separate rules. See the BOE Prop 19 overview.

What happens if my replacement home costs more?

• You keep your low base and add only the difference between the replacement’s value and the adjusted value of your original home, using the 100, 105, or 110 percent comparison described by the BOE.

How did Prop 19 change parent‑child transfers in Torrance?

• For transfers on or after February 16, 2021, a child must make the property their principal residence and the exclusion is capped at the transferor’s factored base year value plus an indexed amount, per the BOE intergenerational rules.

Do I file my Prop 19 claim through escrow?

• No. You file directly with the county assessor after both transactions close and you occupy the replacement home, as explained by the BOE.