Downsizing Questions, Answered
Plain answers for 55+ homeowners. This is general information, not tax or legal advice; confirm with your tax adviser and the county assessor.
Can I keep my low property tax base if I move to Leisure Village?
Often, yes. Under Proposition 19, a homeowner 55 or older can transfer the taxable value of a primary residence to a replacement primary residence anywhere in California, up to three times. The replacement must be bought or built within two years of selling the original. If the replacement costs more than the original sold for, the difference is added to the transferred value. File the claim with the county assessor.
Does the new home have to cost less?
No. Under Proposition 19 you can buy a more expensive home; the price difference is added to your transferred taxable value.
How do I sell the family home I have lived in for a long time?
Start with a Complimentary Detailed Home Valuation and a three-scenario Seller's Net so you know what you keep. Then plan the timing of your move, which items to keep, and whether to buy before or after you sell. Your tax adviser can review capital gains; the federal home-sale exclusion is up to $250,000 for single filers and $500,000 for married couples filing jointly who meet the ownership and use tests.
Who can live in Leisure Village?
At least one permanent resident in each home must be 55 or older; married couples qualify if one spouse is 55 or older. No permanent residents under 18.
What do Leisure Village HOA dues cover?
Published sources list guarded gates and patrol, water, sewer, trash, cable TV, landscaping, exterior maintenance, roof protection and a master insurance policy. 2025-26 assessments range from $605 to $914 a month by model, per the Leisure Village Association fee schedule.
Can I bring my pets?
Leisure Village allows two pets per household, leashed outside.
What does it cost to sell with Premier Advantage?
1/2% + $795, paid only when your home closes. No upfront fees and no cancellation fees. For manufactured homes, ask about our Manufactured-Home Program.
FOR GR REVIEW: Prop 19 and the $250k/$500k exclusion are summarized from official sources; have your tax adviser glance at wording.