Can I transfer my low property tax base to a new home after age 55?

Yes. Prop 19 lets homeowners 55+ transfer their Prop 13 base to a replacement residence anywhere in California, up to three times.

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Santa Clara County Property Tax & Prop 19 Calculator

Q: Can I keep my parent's low property tax when I inherit their house in California?

Only if it was their primary residence, you make it your primary residence within 12 months, and you file the homeowner's exemption within 1 year plus BOE-19-P within 3 years. Prop 19 caps the exclusion at prior assessed value plus $1,044,586.

Estimate your Morgan Hill, Gilroy, or San Martin property tax in 60 seconds. Runs three scenarios: buying a home, inheriting from a parent, or transferring your Prop 13 base after 55.

California property tax is based on Prop 13: a 1% base rate plus voter-approved bonds, capped at 2% annual growth in assessed value. In Santa Clara County the all-in rate runs about 1.10% to 1.25% depending on the parcel’s Tax Rate Area.

When a home sells, it gets reassessed to the purchase price, which is why a newly bought house often costs the new owner triple what the old owner was paying. Prop 19 (passed 2020) lets families transfer that low Prop 13 base between generations, but only under specific rules.

This calculator walks you through the three scenarios that actually matter: buying, inheriting, and the over-55 base transfer. Pick yours below.

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Estimate only. Not tax, legal, or financial advice. For filing, consult a CPA or estate attorney.

Frequently asked

What is the property tax rate in Santa Clara County?

The base rate is 1% of assessed value under Proposition 13, plus voter-approved bonds that push the effective all-in rate to roughly 1.10% to 1.25% depending on the parcel. Morgan Hill averages about 1.14%, Gilroy about 1.18%, and unincorporated San Martin about 1.10%.

How much property tax will I pay on a new home purchase?

When you buy, the home is reassessed to your purchase price. Expect roughly 1.14% to 1.20% of purchase in Year 1, with a one-time supplemental bill covering the gap between the seller’s prior assessed value and yours. After Year 1 your assessed value can only grow 2% per year under Prop 13 unless you remodel or add square footage.

Can I keep my parent’s low property tax if I inherit their house?

Only if it was their primary residence, you (or a sibling) make it your primary residence within 12 months of the transfer, and you file the homeowner’s exemption within 1 year plus BOE-19-P with the assessor within 3 years. Prop 19 caps the exclusion at the parent’s prior assessed value plus $1,044,586. Anything above that cap is reassessed to market value.

What happens if I inherit the house and rent it out instead?

Under Prop 19, rental or second homes lose the parent-child exclusion entirely. The home is reassessed to full market value.

I’m over 55. Can I take my low tax base when I downsize?

Yes. Prop 19 lets homeowners 55+, severely disabled, or wildfire/disaster victims transfer their Prop 13 base to a replacement primary residence anywhere in California, up to 3 times in a lifetime. File BOE-19-B within 3 years of the replacement purchase.

When are property taxes due in Santa Clara County?

First installment is due November 1, delinquent after December 10. Second is due February 1, delinquent after April 10.

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