Free tools for South Orange County homeowners

Run your own numbers first. When you want a second opinion, I'm happy to look at them with you.

Prop 19 tax estimator · Homeowners 55+

What would your property tax be if you moved?

If you're 55 or older, Prop 19 (California's 2020 property tax transfer law) lets you take your low property tax base with you to a new home anywhere in California. Put in your numbers and see the difference for yourself.

New home, without Prop 19

– / yr

New home, with Prop 19

– / yr

Enter your numbers to see the difference.

Your current assessed value is on your property tax bill.

These are estimates. If you'd like, I'll run them against your real tax bill. No cost, and no pressure to move.

Have Brandon check my numbers

General information only, not tax or legal advice. Prop 19 applies to a primary residence for owners 55 and older (and severely disabled homeowners), can be used up to three times, and requires buying or building the replacement home within two years of selling. You generally need to file a claim with the county assessor. Estimates exclude special assessments and bond charges. Confirm details with the Orange County Assessor or a tax professional.

Home improvement ROI (return on investment) calculator

Will your home improvement pay off when you sell?

Some projects pay for themselves at sale. Others are for you to enjoy, not to get your money back. Enter what you plan to spend and what you expect the project to add to your home's value, and compare up to six projects side by side.

Enter a cost and an estimated value to see your results.

Not sure what a project would add? That's the hard part, and it depends on your neighborhood and what buyers there pay for. I'm happy to give you my honest take.

Ask about your project Call or text 949‑302‑2741

Usually pay off

1
Garage door replacementCheap, fast, and buyers see it before anything else.
2
New front entry doorA solid, good looking door makes the whole house feel cared for.
3
Minor kitchen refreshNew cabinet fronts, counters, and appliances, keeping the same layout.
4
Fresh paint, inside and outNeutral colors and clean walls help buyers picture themselves there.
5
Refinishing or replacing worn floorsScratched floors read as work. Fresh ones read as move in ready.

Usually don't pay back

1
Upscale major kitchen remodelBeautiful to live with, but buyers rarely pay back what high end custom work costs.
2
Room or primary suite additionsBig price tags, permits, and long timelines that resale seldom covers.
3
Swimming poolSome buyers love one, others see upkeep and liability. Rarely earns back its cost.
4
Luxury bathroom remodelHigh end tile and fixtures tend to return far less than a simple, clean update.
5
Very personal featuresWine rooms, theaters, and bold finishes appeal to you, and to fewer buyers.

Before you start

Get at least two written bids from licensed contractors.
Check whether the work needs a permit. Unpermitted work can cause problems when you sell.
In an HOA (homeowners association), get architectural approval before exterior changes.
Match the project to your neighborhood. Over improving for the area is the most common way to lose money.

Every home and neighborhood is different, so treat these as a starting point, not a guarantee of value.

New · Cap rate calculator

Buying a rental?

Enter price, rent and expenses to see the cap rate, NOI (net operating income) and the price that hits your target return, before you tour.

Open the cap rate calculator

Example: South Orange County duplex

4.78%

Moderate yield. $59,720 NOI on a $1,250,000 price.

Home maintenance calendar

Your South Orange County home care calendar

Southern California homes run on their own calendar: a short rainy season, a long dry one, Santa Ana winds, termites, and the occasional earthquake. Here's what to do each month to protect your home and what it's worth.

Watch the videos

Downloads a calendar file with a reminder on the 1st of each month. Works with Apple, Google and Outlook calendars.

This month

Real estate videos

Straight answers on South Orange County real estate

Short, plain English videos on buying, selling, South Orange County neighborhoods, and downsizing after 55.

Start hereWho I am and how I work Buying a homeOffers, inspections, closing costs Selling your homePricing, prep, what you will net South Orange County neighborhoodsWhat it is really like to live here Downsizing after 55Coming soon. Try the Prop 19 estimator

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Have a question you'd like answered in a video? Send it my way.

Want a second set of eyes on your numbers?

Most of my clients start with a simple conversation.

Call or text 949‑302‑2741 Send a message