Do we leave California, or move within it?

Taxes and insurance are pushing a lot of owners to look at Arizona. Before you decide, see what staying could cost if you keep your current property tax, which most owners 55 and older can.

Your numbers

What your home might sell for

Assessed value on your tax bill

On your county tax bill as "net taxable value." Long-time owners are often far below market.

Next home price in California

Next home price in Arizona

Are you (or your spouse) 55 or older?

What else to weigh

Staying in California (Prop 19)

Owners 55+ (and severely disabled owners or disaster victims) can move their tax base anywhere in California, up to three times.
Buy the replacement within two years of selling. A pricier home adds the difference to your base.
It isn't automatic: you file a claim (form BOE-19-B for age) with the county assessor.
Insurance can be hard to get in high fire-risk areas. Get a quote before you choose a neighborhood.

Moving to Arizona

Property tax is generally much lower; check the county's rate for the exact home.
Arizona has a flat 2.5% state income tax.
Your California sale: the federal exclusion lets you keep up to $250,000 of gain tax-free ($500,000 married) if you lived there 2 of the last 5 years. California also taxes the gain above that as income.
Summers are hot, and HOA and utility costs differ a lot by area. Visit in July before you commit.

Want the full comparison for your situation?

I sell in California and live in Yuma myself, so I can run both sides: your real net from the sale, Prop 19 eligibility, and what the same budget buys in Arizona.

Estimates only, not tax advice; confirm with your county assessor and a tax professional. California tax uses about 1.15% of value (1% plus typical local assessments); Arizona uses 0.6% as a rough average. Stephen Resendes, REALTOR® · The Amaral Concept · Principal Realty Inc. · CA DRE #01895670