Prop 19 8 min
Prop 19, explained for Bay Area homeowners
What changed in 2021, who benefits, who doesn't, and the three transfers you may be entitled to after age 55.
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Plain-English guides for real decisions.
No jargon. No upsell. Just the clear, honest information we wish every homeowner had before they made the next big move.
Featured guide
The Bay Area Homeowner's Guide to Prop 19
A 24-page plain-English walkthrough of every Prop 19 scenario — moving, downsizing, inheriting, transferring. Built specifically for Bay Area homeowners over 55.
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Source: California State Board of Equalization — Prop 19 OverviewDiscuss this
Taxes 6 min
The $500,000 capital gains exclusion (and how to keep it)
Married couples can shield up to $500K in gains when selling their primary residence. Here's the fine print.
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Inheritance 10 min
What Prop 19 changed about leaving your home to your kids
The parent-child exclusion shrunk dramatically. Here's what families need to plan for now — and the workarounds.
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Downsizing 5 min
Right-sizing without losing your property tax base
Move anywhere in California, up to three times, and keep your low assessed value. The mechanics, step by step.
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Strategy 7 min
Sell, hold, or transfer? A decision framework
Three real Bay Area scenarios with the numbers laid out, so you can see how the trade-offs actually compare.
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Family 6 min
Bringing the kids into the conversation
Why the hardest part of generational planning is often emotional — and how to start the conversation gracefully.
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The fastest way to clarity is a 30-minute conversation about your situation. We'll bring the answers — and the spreadsheet.