The 2026 Shift: Luxury Portability in our Communities
For long-time residents of the Tri-Valley (Danville, Alamo, San Ramon) and Lamorinda (Lafayette, Orinda), your home is likely your most significant asset. While our neighborhoods have seen historic appreciation, many homeowners feel "locked in" by an old tax basis. In 2026, Proposition 19 remains a powerful tool for those 55+ to move without the penalty of a full tax reassessment.
Core Prop 19 Benefits for Homeowners
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Statewide Flexibility: Move from the East Bay to a luxury residence anywhere in California while keeping your tax basis.
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Three-Move Limit: Eligible individuals can utilize this transfer up to three times in their lifetime.
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Two-Year Window: The sale and purchase must occur within two years of each other.
The "Value Adjustment" Math
Prop 19 allows you to purchase a replacement home of any value.
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Equal or Lesser Value: If the new home is equal to or less than your sale price, your entire tax basis transfers.
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Greater Value: If you buy a more expensive home, only the difference in price is added to your existing tax basis.
Example: Moving from Danville to a Walnut Creek Luxury Condo
Original Home (Danville): Sells for $2.5M. Tax Basis is $600k.
New Home (Walnut Creek): Purchased for $2.2M.
The Result: Your $600k basis transfers 1:1, saving you thousands annually compared to a new market assessment.
2026 Inheritance Update
Prop 19 significantly changed parent-to-child transfers. For heirs to keep a tax basis:
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They must move in as their primary residence within one year.
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The exclusion is now capped at the taxable value plus $1,044,586 (the 2026 limit). See here for more details.
Claim Your Personalized Prop 19 Analysis
The math of Prop 19 is unique to every estate. Whether you are moving from a family home in Alamo to a single-story in Lafayette, or exploring the "lock-and-leave" lifestyle in Walnut Creek, knowing your exact tax trajectory is the first step in a successful transition.
Click here to discuss your options or call Emiliana at 408-718-4381 to discuss more.
Legal Disclaimer
This information is for educational purposes only and does not constitute legal or tax advice. As your strategic real estate partner, I recommend consulting with a qualified tax professional or estate attorney to discuss your specific situation.
