Homeowners 55+ · South Orange County
Your home, your plan, your savings.
Property tax breaks, equity options, and local help, all in plain English. Find out what you may already qualify for, then decide what's next on your own timeline.
See the tax programs Call or text 949-302-2741Laguna Beach · Mission Viejo · Dana Point · Laguna Woods Village
55+Age to carry your low property tax base to a new California home (Prop 19)62+Age for property tax postponement and a reverse mortgage$500,000Home sale profit a married couple may exclude from federal taxFeb 10Deadline to apply for property tax postponement this yearTax reliefFour programs that can defer, lower or protect what you pay. Prop 19 in dollarsWhat carrying your tax base is worth. Using your equityReverse mortgage and rightsizing. Local helpUtilities, permits and services for your address. Free toolsCalculators, guides and checklists.Tax relief for homeowners 55+
Four programs. Know which ones fit you.
You don't need to be selling to benefit. Some of these help you stay in your home, and others help when you move. Figures below are for the 2026 to 2027 tax year.
Age 62+ · State Controller's OfficeProperty Tax Postponement (PTP)
The state pays your property taxes directly to the county, and you repay later. It is a deferral, not forgiveness.
Who qualifies
Age 62 or older, blind, or disabled. Household income of $57,002 or less (2025 income). At least 40% equity in your primary home and no reverse mortgage.
How it works
A lien is placed on your home. The deferred taxes plus interest (5% in recent years) are repaid when you sell, move, or pass away. You reapply every year.
Timeline
Filing is open October 1 to February 10. Funding is limited and applications are handled in the order received, so apply early.
Apply or ask: ptp.sco.ca.gov · (800) 952-5661 · postponement@sco.ca.gov
Age 55+Prop 19 (Proposition 19) base transfer
Carry your Prop 13 tax base to a replacement home anywhere in California, bought or built within two years of selling. Up to three times. If the new home is worth more, only the difference is added.
File form BOE-19-B with the County Assessor where the new home is, within 3 years of purchase. boe.ca.gov/prop19 · (916) 274-3350
Every owner who lives in the homeHomeowners' Exemption
Takes $7,000 off your home's taxable value, typically $70 to $100 a year. You claim it once on form BOE-266. If you never filed, ask whether you are receiving it.
Orange County Assessor, Homeowners' Exemptions, (714) 834-3821 · boe.ca.gov
When you sell · no age requirementFederal home sale exclusion
Exclude up to $250,000 of profit, or $500,000 for married couples filing jointly, if you owned and lived in the home at least 2 of the last 5 years. California may still tax gain above the limit, and long-time South OC owners can exceed it, so talk with a CPA (certified public accountant) before you list.
Learn more: IRS Publication 523 · (800) 829-1040, or ask your tax professional.
Good to know: Property Tax Postponement requires that you have no reverse mortgage, so you'll usually choose one path or the other. If you're weighing both, let's talk it through before you apply.Orange County applies these state programs through its Assessor and has no separate senior tax program that we found. Check your bill at octreasurer.gov/octaxbill. South County Assessor office: City Hall, 200 Civic Center, Mission Viejo, (714) 796-0217, Mon to Fri 8 to 5, closed 12 to 1. Main office: 500 S. Main Street, 2nd Floor, Orange, (714) 834-2727.
Prop 19 in dollars
What carrying your tax base can be worth.
If you've owned your home for decades, you're probably paying property tax on a fraction of today's value. Without Prop 19, buying a new home resets the bill to the new price. With it, you take your low base with you.
Say you sell for $1.2 million, your current assessed value is $300,000, and you buy a single level home for $1 million.
Without Prop 19 With Prop 19 Taxable value of new home $1,000,000 $300,000 Added because new home costs more n/a $0 (it costs less) Yearly property tax, about $11,500 $3,450 Illustration only, using an assumed combined rate of about 1.15%. Your bill depends on your tax rate area and any direct assessments. Timing rules and filing deadlines matter; the full details are on my Prop 19 page. Consult a tax professional.
Using your equity
Your home is your biggest asset. Here's how people use it.
Reverse mortgage (HECM)
A HECM (Home Equity Conversion Mortgage) is the FHA (Federal Housing Administration) insured reverse mortgage for homeowners 62 and older. No monthly mortgage payment is required, the home stays in your name, and you never owe more than the home is worth. A HECM for Purchase can also help you buy your next home while keeping more of your cash.
2026 FHA limit: $1,249,125. Many Laguna Woods Village units are co-ops, which aren't eligible.
Rightsize, relocate or settle a family home
Selling a two-story home for a single-level one is the most common move I see. Prop 19 can keep your tax bill low, a HECM for Purchase can keep your savings high, and I coordinate both closings so they line up.
If you're the adult child of a parent with a reverse mortgage, there is a calm, step by step plan for that too.
Which one fits my situation?
If you are… Look at Staying put and on a tight budget Property Tax Postponement, Homeowners' Exemption Staying put and want less upkeep Home maintenance calendar, smart home guide Thinking about moving within California Prop 19 base transfer Selling a home you've owned for decades Federal sale exclusion, plus a CPA conversation Wanting to buy without tying up all your cash HECM for Purchase Helping a parent with their home The family section of the reverse mortgage guide Local help
Every local contact for your address, in one place.
Whether you're staying, moving into a new community, or helping a parent, the Local Services Lookup finds the right contacts for an exact address.
Open the Local Services Lookup
- Water, electric and gas
- Trash and recycling pickup
- City permits and records
- HOA (homeowners association) contact
- Non-emergency police and fire lines
- Animal control
- Schools and parks
- Email yourself the list
Free tools and guides
Take a closer look, at your own pace.
Prop 19 estimatorSee what carrying your tax base could save on your next home.Estimate savings → Reverse mortgage guideThree ways South OC homeowners use a HECM to move or settle a family home.Read the guide → Local Services LookupUtilities, permits, HOA and non-emergency lines for any address.Look up an address → Home maintenance calendarA season by season checklist to protect your home and your budget.See the calendar → Smart home guideLeak detection, doorbells and safety monitoring that make staying put easier.Explore the guide → Home improvement ROI calculatorWhich projects pay back before a sale, and which don't.Run my numbers →Common questions
Do I need to be selling to use any of this?
No. The Homeowners' Exemption and Property Tax Postponement are for homeowners staying in their homes. Prop 19 and the sale exclusion come into play when you move or sell.
Can I use Prop 19 more than once?
Yes, up to three times in your lifetime, as long as you're 55 or older (or severely disabled) when you sell, and you buy or build the replacement home within two years.
Does Property Tax Postponement forgive my taxes?
No. The state pays the county for you and places a lien on your home. The deferred taxes plus interest are repaid when you sell, move, or pass away.
Can I get Property Tax Postponement and a reverse mortgage?
Not at the same time. Property Tax Postponement requires that you have no reverse mortgage, so it's worth comparing both before you apply for either.
Do I owe tax on my profit when I sell?
Many sellers owe nothing. If you owned and lived in the home at least 2 of the last 5 years, you can generally exclude up to $250,000 of profit, or $500,000 if married filing jointly. Larger gains can be taxed, so check with a CPA before listing.
Are you a tax advisor or a lender?
No. I'm your real estate agent. I explain how these programs affect a move and coordinate the sale and purchase. I'm happy to introduce you to a CPA, a trust attorney or a HECM loan officer I trust.
Not sure which of these fits you? Let's talk it through.
No pressure and no obligation. I'll help you sort out what applies, what to ask your tax professional, and what the timing could look like if a move is on your mind.
Call or text 949-302-2741 Send me a messageBrandon Menchaca · Luxury Property Specialist · Coldwell Banker Global Luxury · 12 years in South OC
General information only, not tax, legal or lending advice. Figures reflect the 2026 to 2027 tax year as published by the California State Controller's Office, State Board of Equalization (BOE), and IRS. Rules and funding change, so confirm with the agency and a tax professional before you file. Brandon Menchaca is a real estate agent, not a mortgage lender or loan originator. Reverse mortgage terms, eligibility and costs vary; consult a licensed HECM loan officer and a HUD (U.S. Department of Housing and Urban Development) approved counselor. Examples are illustrative only. CalDRE #01947478. Each office independently owned and operated. Equal Housing Opportunity.
