Proposition 5 would make a small but significant tweak to Proposition 13, a 1978 ballot measure that slashed property taxes statewide. If passed, it would allow homeowners who are over the age of 55 or are severely disabled to continue paying property taxes based on the assessed value of their current homes when they sell and then purchase a new residence. The same goes for residents in areas affected by natural disasters.
That could translate into big savings for older homebuyers, given that under Proposition 13, Californians who have owned property for longer periods of time often pay far lower taxes than their neighbors.
Under current law, when people who have owned their homes for decades decide to sell and rebuy somewhere else, it often means taking on a much higher property tax burden.
Residents to whom the ballot measure applies can already take property tax savings with them if they buy a home of equal or lesser value in the same county. But they can only do this once. Proposition 5 would eliminate the one-time requirement and allow home buyers to shop around in counties across California.
Who’s behind it?
The measure was drafted by the California Association of Realtors. The real estate trade group has spent more than $4 million qualifying the initiative for the ballot and promoting it to voters.
What impact would it have on Los Angeles?
In LA, older homeowners will be able to take low property tax payments with them when they move. That could make homeowners who are fearful of higher taxes more likely to sell their homes, meaning buyers might have more options to choose from.
The measure would have financial consequences though; a report from the state Legislative Analyst’s Office suggests that new demand from seniors could drive California home prices even higher than they already are.
The report also notes that local governments would lose out on more than $100 million per year in property tax funding, as would California schools. Eventually, rising real estate values could grow that amount to $1 billion annually for both governments and schools.
Supporters of Proposition 5 say it would allow older residents living on fixed incomes to downsize without worrying about enormous property tax increases, which they liken to a “moving penalty.” It would also allow residents whose homes have been damaged or destroyed in natural disasters to move on without getting hit with a big tax hike.
The main argument against Proposition 5 is that it will almost certainly cost schools and local governments a lot of taxpayer revenue. Its potential effects on California’s housing market are less clear, but few predict it will bring down sky-high real estate prices.
To take advantage of Proposition 5’s benefits, residents also have to be homeowners. For this reason, critics say, it’s likely to disproportionately benefit the wealthy, while siphoning away tax dollars from services used by everyone.
Who supports it?
On top of the California Association of Realtors, supporters include the California Chamber of Commerce and the Howard Jarvis Taxpayers Association, which was founded in support of Proposition 13.
Who opposes it?
The measure is opposed by the California Democratic Party, the California Teachers Association, the Southern California Association of Nonprofit Housing, and other housing and labor advocacy groups.
For more information:
- Proposition 5 analysis [Legislative Analyst’s Office]
- Watch a quick history of Prop. 13—the initiative that slashed property taxes and helped the wealthy [Curbed LA]
- Mapping Which of Your Neighbors Have Ridiculously Low Property Taxes [Curbed LA]
- What is Prop. 13? [Cal Matters/KPCC]