October 21, 2026 | By Tina Lucarelli
When you’re thinking about selling your home, the conversation usually starts with, “What is my home worth?” But another question deserves attention: “What will it cost to live in my next home?”
Property taxes are an important part of that answer. Whether you’re downsizing in Thousand Oaks, selling a luxury home in Westlake Village, or relocating from Los Angeles, understanding the full cost of your move can help you make a more confident decision.
A Low Property Tax Rate Doesn’t Always Mean a Low Bill
Headlines about states with low property taxes can make relocating sound especially appealing. However, a tax rate alone doesn’t tell the whole story.
The amount a homeowner pays also depends on the property’s taxable value, available exemptions, local assessments, and whether the home is a primary residence or an investment property. A higher-priced home in a state with a lower tax rate can still carry a substantial annual bill.
Before making a move based on potential savings, compare the complete picture: property taxes, insurance, mortgage payments, HOA dues, maintenance, and other living expenses.
California Homeowners Have a Different Starting Point
For longtime homeowners in Westlake Village, Thousand Oaks, and Los Angeles, Proposition 13 can make the decision to sell more complicated.
California generally limits annual increases in a property’s factored base-year value to no more than 2%, with exceptions such as a change in ownership or new construction. As a result, your taxable value may be considerably lower than your home’s current market value.
That distinction matters when planning your next purchase. A home with a lower purchase price than your current home’s selling price won’t necessarily have a lower property tax bill.
Your Current Tax Bill Isn’t the Buyer’s Future Tax Bill
When a home sells, the property is generally reassessed to its current fair market value unless an exclusion applies. Your buyer’s property taxes may therefore be substantially different from what you currently pay.
For sellers, this makes accurate information essential. Your existing tax bill helps document the property’s expenses, but it should never be presented as a promise of what the next owner will owe.
Helping buyers understand ownership costs early can support a more informed transaction and reduce surprises during escrow.
Could Proposition 19 Help You Make Your Next Move?
If you’re hesitant to sell because you don’t want to give up your existing property tax base, Proposition 19 may be worth exploring.
Eligible homeowners age 55 or older, certain homeowners with severe disabilities, and qualifying wildfire or natural disaster victims may be able to transfer their existing taxable value to a replacement primary residence anywhere in California. Timing requirements apply, and purchasing a more expensive replacement home can result in an adjustment to the transferred value. Eligibility and potential savings should be confirmed with the county assessor or your tax adviser.
For qualifying sellers, this may open up options for downsizing, moving closer to family, or finding a home that better fits their needs.
Selling Successfully Takes More Than Choosing a Price
Property taxes are one part of a much larger decision. Your selling strategy should also account for your home’s condition, competing listings, likely buyer expenses, estimated proceeds, and the timing of your next purchase.
In Westlake Village and Thousand Oaks, thoughtful marketing can highlight outdoor living, nearby recreation, convenient amenities, and the features that make your home distinctive. In Los Angeles, the strategy should reflect your specific neighborhood, property type, and competition.
My approach is to bring those pieces together so you understand your options, prepare effectively, and move forward with a clear plan.
Make Tina Lucarelli Your First Call When You’re Ready to Sell
Your home deserves personal attention, thoughtful pricing, professional marketing, and strong representation from the first conversation through closing.
If you’re considering selling in Westlake Village, Thousand Oaks, or Los Angeles, make me, Tina Lucarelli, your first choice for a listing agent. I’ll help you understand your home’s market position, review your estimated selling proceeds, and create a strategy built around your goals.
Contact me today for a personalized home valuation and seller consultation. Let’s put a plan in place for your next move.
