The questions Los Angeles homeowners ask me most
Most people don't call me because they're ready to list. They call because something in their life has shifted and they're not sure what it means for the house. Here are the situations I help with most, with a straight answer to each.
I've been in my home 25 years or more. Should I sell, stay, or downsize?
There's no right age to decide. I look at three things with you: whether the house still fits how you live now, including stairs, upkeep, and distance from family; what your equity and Prop 19 make possible; and what you'd want your next home to feel like. Sometimes the answer is to stay and make a few changes. That's a fine answer too.
Will I lose my low property tax if I move?
Not if you're 55 or older and both homes are your primary residence. Prop 19 lets you take your current tax base to a replacement home anywhere in California, up to three times, as long as you buy within two years before or after you sell. If the new home costs more, only the difference is added. It isn't automatic: you file a claim with the county assessor after you buy.
Should I buy my next home first or sell first?
It depends on your cash, your comfort with risk, and how quickly you'd need to move. Selling first gives you a clear budget but may mean a short stay somewhere in between. Buying first avoids moving twice but can mean carrying two homes for a while. I map out the numbers for both with you before you decide.
I have a 3% mortgage. Does selling still make sense?
A low rate is worth something, but it shouldn't be the only thing keeping you in a home that no longer fits. If you're downsizing, you may be able to buy your next home for cash or with a much smaller loan, so today's rates may matter less than you think. Let's look at your actual numbers, not the headline rate.
Should I sell and rent instead of buying again?
Renting can make sense if you want to be free of upkeep, aren't sure yet where you want to settle, or want your money available for other things. The trade-off is that rent usually goes up over time, and you give up the stability of owning. One thing to know before you decide: if you're 55 or older, Prop 19 lets you carry your low property tax to a new home only if you buy within two years of selling. Rent longer than that, and you lose that benefit if you buy later. I'll lay out the numbers for several scenarios so you can see which one works for you.
I'm overwhelmed by decades of belongings. Where do I start?
Start with what you're keeping, not what you're letting go. Decide where you're going and what will fit there first, then sort the rest. And don't spend money or energy on a big purge or repairs before we've talked about what buyers actually care about in your home.
I'm handling my parents' home. What should I do first?
First, find out how the home is held: in a trust, in your parent's name alone, or jointly. That decides whether it goes through probate and who can sign. Then talk to a tax professional before you decide to sell, keep, or rent it. Prop 19 changed the rules for keeping a parent's tax base, and inherited homes often receive a stepped-up value that can reduce capital gains tax. I help with the house; your attorney and CPA handle the legal and tax side, and I'll work alongside them.
I lost my spouse or went through a divorce. What do I do with the house?
Give yourself time if you can. Decisions made in the first months after a loss or a divorce are often the hardest to undo. We can look at your options together, keeping the home, selling now, or selling later, with no pressure to act until you're ready.
Where can I move in Los Angeles that's safe and walkable?
It depends on your budget and your daily routine. Westwood, Century City, Santa Monica, Culver City, and Playa Vista are easy to get around on foot. If affordability matters more, Sherman Oaks and Encino are worth a serious look. I'll show you places that fit how you actually live, not just what looks good on a map.
How much will I actually walk away with after I sell?
Start with the sale price, then subtract your mortgage payoff, agent commissions, escrow and title fees, transfer taxes, and any repairs or credits to the buyer. Transfer taxes vary by city in Los Angeles County, and the City of Los Angeles adds its own tax on higher-priced homes. Capital gains may also apply, so it's worth a call to your CPA. I'll give you a written estimate of your net before you list.
Don't see your situation here? Text me at (310) 488-2158 and we'll talk it through in person.