Moving to San Luis Obispo with Prop 19
How to Keep Your Low Property Taxes — and How the Raymond Team Makes It Happen

If you’re 55+, severely disabled, or a disaster victim, you can transfer your lower Prop 13 taxable value to a new primary residence anywhere in CA within 2 years up.
Buy100%, 105%, 110% of your sold home’s value (timing-based) to avoid most reassessment; pay tax on the old base plus any price difference.
Raymond Team handles eligibility, timing, forms, and SLO area inventory.

Thinking about moving to San Luis Obispo County but worried your property taxes will skyrocket? California’s Proposition 19 lets many buyers carry their current lower taxable value to a new primary residence, often saving thousands per year. Below is a clear guide to who qualifies, how the math works, timelines to watch, common pitfalls, and exactly how Patrick & Ruby Raymond (Raymond Team Real Estate) guide you from “curious” to “keys in hand” with your tax savings intact.

Quick win: What Prop 19 does
For eligible homeowners (55+, severely disabled, or victims of wildfire/natural disaster), Prop 19 allows you to transfer the taxable value of your current primary residence to a replacement primary residence anywhere in California, up to three times in your lifetime (unlimited for disaster victims). The replacement can be of any value; if it’s higher than the old home, only the difference gets added to your transferred value. There’s a two-year window to complete the sale/purchase. (California State Board of Equalization)

Key definitions that affect your number:

• “Equal or lesser value” threshold depends on timing:
  100% if you buy before selling, 105% if you buy within 1 year after selling, 110% if you buy in the second year. If you exceed those thresholds, the excess is added to your transferred value. (California State Board of Equalization)
• You can use the transfer up to three times (age 55+/disabled track). (California State Board of Equalization)
• Inter-county transfers are allowed (yes, you can bring your base to SLO from anywhere in CA). (California State Board of Equalization)

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

• Age 55+ (only one spouse/partner must meet the age requirement), or
• Severely and permanently disabled, or
• Victim of wildfire/other natural disaster (separate relief track).
  The transfer applies to primary residences only and one of the two transactions (sale or purchase/new construction) must occur on or after April 1, 2021. (California State Board of Equalization)

Timing rule: Buy your replacement within two years before or after selling the original residence. Either order (buy then sell, or sell then buy) can work as long as you stay inside the two-year window. (California State Board of Equalization)

How the math works (simple example)

• Your current home’s factored base year value (FBYV) (basically your Prop 13 taxable value) is $450,000.
• You buy a SLO replacement home for $900,000 within the 1st year after your sale.
• Your old home’s market value at sale was $800,000.
• Because you bought within year 1, the “equal or lesser value” cap is 105% of $800,000 = $840,000.
• Your new home price ($900,000) exceeds $840,000 by $60,000.
• Transferred taxable value = old FBYV $450,000 + $60,000 excess = $510,000 (instead of being reassessed at $900,000). (California State Board of Equalization)

SLO County specifics you’ll actually use

• SLO County recognizes Prop 19 base-year transfers; forms and local guidance are available via the Assessor. (San Luis Obispo County)
• You’ll file BOE-19-B (age 55+) or the appropriate Prop 19 claim form package for your situation; SLO-specific versions are readily available. (capropeforms.org)

Common pitfalls (and how we prevent them)

1. Missing the two-year window (buy/sell). We timeline your transactions against the two-year rule so you don’t lose eligibility. (California State Board of Equalization)
2. Misjudging the “equal or lesser value” thresholds (100%/105%/110%). We price and negotiate with these cutoffs in mind to minimize any “excess” added to your base. (California State Board of Equalization)
3. Using the wrong forms or filing late. We coordinate with the Assessor’s office and your escrow to file the correct BOE forms on-time. (San Luis Obispo County)
4. Primary residence status issues. We confirm both properties meet the principal residence requirements at the right times. (lakecountyca.gov)
5. Assuming “once in a lifetime.” For 55+ and disabled homeowners under Prop 19, you can transfer up to three times—we track your usage for future moves. (California State Board of Equalization)

The Raymond Team game plan: start-to-finish support

1) Eligibility & savings review

• We confirm your age/disability/disaster eligibility and estimate your projected taxable value on target homes so you can shop with confidence. (California State Board of Equalization)

2) Price strategy aligned to Prop 19 math

• We advise on list strategy for your current home and offer strategy on replacements that keep you under the 100%/105%/110% thresholds when it matters—or quantify the impact if you choose to go higher. (California State Board of Equalization)

3) Transaction sequencing (sell-then-buy or buy-then-sell)

• We build a closing plan (rent-backs, extended occupancy, bridge timing) to fit the two-year window and your life. (California State Board of Equalization)

4) Paperwork flawlessly handled

• We coordinate the BOE-19-B (or other applicable Prop 19 forms), Assessor questions, and escrow docs—minimizing delays and surprises. (capropeforms.org)

5) Local market leverage

• With 20+ years on the Central Coast, we combine deep SLO-area search (Pismo, Arroyo Grande, Nipomo, SLO, Morro Bay, and beyond) with targeted outreach to uncover right-fit homes that satisfy Prop 19 rules and your lifestyle goals.

6) Post-closing check-ins

• We follow up to ensure the county processed your claim correctly—and advocate if adjustments are needed.

Buyer FAQ

Can I move to a more expensive home and still transfer?
Yes. If the replacement is above the “equal or lesser value” threshold for your timing, the excess is added to the transferred value. Still a major savings for many buyers. (California State Board of Equalization)

Can I use this if I’m under 55?
Only if you qualify under the severely disabled or disaster victim provisions. Otherwise, the 55+ rule applies. (California State Board of Equalization)

How many times can I do this?
Up to three transfers in your lifetime under the 55+/disabled track. (Disaster transfers are separate.) (California State Board of Equalization)

Does it work if I’m moving from outside SLO County?
Yes—Prop 19 allows transfers between any California counties. (California State Board of Equalization)

Ready to move to the Central Coast (and keep your lower tax base)?

Patrick & Ruby Raymond make Prop 19 work for you—not against you. From eligibility and pricing strategy to forms and follow-through with the Assessor, we manage the details so you can focus on the fun part: choosing your next home in San Luis Obispo County.

Let’s map your Prop 19 savings and tour homes this week.
Call/text the Raymond Team or message us to start your custom Prop 19 plan.

FAQs to include

• Can I transfer my tax base into SLO County from another county?

• What if my SLO replacement home costs more?

• How do the 100%/105%/110% thresholds work?

• How many times can I use Prop 19?

• What forms do I need and when are they due?

• Can Raymond Team coordinate with my CPA and the SLO Assessor?

Disclaimer: We are real estate professionals, not tax or legal advisors. Always consult your CPA/attorney for tax and legal advice. Our team coordinates with your professionals and the county to streamline your Prop 19 claim.